--------------------- --
CONVEYING PORTLAND'S HISTORY IN MODERN USE: THE ROLE OF
INDUSTRIAL AND CULTURAL HERITAGE IN ADAPTIVE REUSE
by
PATIENCE ROSE CHURCHWARD
A THESIS
Presented to the Interdisciplinary Studies Program:
Historic Preservation
and the Graduate School of the University of Oregon
in partial fulfillment of the requirements
for the degree of
Master of Science
June 2010
"Conveying Portland's History in Modem Use: The Role of Industrial and Cultural
Heritage in Adaptive Reuse," a thesis prepared by Patience Rose Churchward in partial
fulfillment of the requirements for the Master of Science degree in the Interdisciplinary
Studies Program: Historic Preservation. This thesis has been approved and accepted by:
11
Robe A, Chair of the Examining Committee
Date Zt) ~_m-"'--l,.L...\/l=----D----
Committee in Charge:
Accepted by:
Robert Z. Melnick, FASLA, Chair
Doug Blandy, Ph.D.
Dean of the Graduate School
111
An Abstract of the Thesis of
Patience Rose Churchward for the degree of Master of Science
in the Interdisciplinary Studies Program: Historic Preservation
to be taken June 2010
Title: CONVEYING PORTLAND'S HISTORY IN MODERN USE: THE ROLE OF
INDUSTRIAL AND CULTURAL HERITAGE IN ADAPTIVE REUSE
Approved:
Robert Z. Melnick, FASLA
This thesis examines the role of cultural heritage in adaptively reused historic
industrial buildings in Portland, Oregon. While it has been argued that adaptive reuse
contributes to the ecological and economic initiatives of sustainability, this research
explores how adapting historic industrial buildings for modern reuse can also be socially
and culturally sustainable for communities. Industrial buildings provide physical
evidence of a rich cultural and industrial past and there are opportunities to share this
heritage with a building's new users and/or the surrounding community. Case studies
include selectively chosen National Register nominated buildings that meet specific
criteria, share a common regulatory framework, and provide insightful information
regarding the relationship between history and new use. Strengths and challenges of
conveying industrial heritage in modern use as well as opportunities for developers of
historic properties to highlight and improve upon this process are identified.
IV
CURRICULUM VITAE
NAME OF AUTHOR: Patience Churchward
PLACE OF BIRTH: Tacoma, Washington
DATE OF BIRTH: October 10, 1981
GRADUATE AND UNDERGRADUATE SCHOOLS ATTENDED:
University of Oregon, Eugene, Oregon
Linfield College, McMinnville, Oregon
DEGREES AWARDED:
Master of Science, Historic Preservation, University of Oregon, 2010
Bachelor of Arts, Anthropology, Linfield College, 2004
AREAS OF SPECIAL INTEREST:
Industrial historic preservation
Adaptive reuse
Historic preservation and community revitalization
PROFESSIONAL EXPERIENCE:
Preservation Planning Intern, City of Lake Oswego, 2009 - 2010
Historic Preservation Program Graduate Administrative Fellow, 2009 - 2010
Historian, Greg Hartell Intern for Historic Preservation, Crater Lake National
Park,2009
Meyer Memorial Trust Grant Writer, Gordon House, 2009
v
vi
Historic Resources Inventory Writer, Historic Preservation Northwest, 2008 ­
2009
Office Assistant, University of Oregon, Facilities Services, Capital Construction,
2008-2009
GRANTS, AWARDS AND HONORS:
Director's Award, Pacific Northwest Field School, University of Oregon, 2008
Presidential Scholarship, Linfield College, 2000 - 2004
vii
ACKNOWLEDGMENTS
I wish to express sincere appreciation to Professor Robert Z. Melnick for his
energetic and considerate advising in the preparation of this thesis, and for his efforts to
help coax the heart of this research to the surface. In addition, special thanks are due to
Professor Doug Blandy for his thought-provoking questions and resources regarding
culture, sustainability, and interpretation. I thank Joy Sears, Brad Malsin, Jessica
Engeman, Mark Edlen, Todd Fleming, and Ross Cornelius for sharing their expertise and
insights on Portland's history and philosophies of adaptive reuse. I also express my
gratitude to Historic Preservation Program Director, Kingston Wm. Heath for his valuable
incorporation of cultural heritage into the program curriculum, and to Maia Howes for her
kind encouragement. And lastly, I am exceptionally grateful to my father for instilling in
me the inquisitive desire to learn, and to Kyle Stuart for his patience and support
throughout this process.
To Kyle, for making Portland my home.
Vlll
IX
TABLE OF CONTENTS
Chapter Page
I. INTRODUCTION 1
II. RESEARCH DESIGN 6
Purpose................................................................................................................... 6
Strategy of Inquiry................................................................................................. 7
Case Study Criteria................................................................................................ 8
Data Collection & Analysis Procedures 10
Limitations............................................................................................................. 11
Benefits of the Study.............................................................................................. 12
III. CULTURE & SUSTAINABILITY 13
Introduction............................................................................................................ 13
Cultural Heritage & Sense of Place....................................................................... 15
Cultural Heritage & Adaptive Reuse 17
Conclusion............................................................................................................. 19
N. INDUSTRIAL HISTORY OF PORTLAND, OREGON 21
Introduction............................................................................................................ 21
Early History 22
Automobile & Truck Transport 28
lTrban Industrial Blight 28
Chapter
Conclusion .
V. PORTLAND'S PRESERVATION REGULATORY FRAMEWORK .
Introduction .
Federal Framework .
State Framework : .
City Framework ..
Conclusion .
VI. WHY ADAPTNELY REUSE INDUSTRIAL BUILDINGS .
Introduction .
Location .
Industrial Building Design ..
Materials .
Natural Lighting & Ventilation ..
Massing & Open Floor Plan .
Small Business Potential ..
Social Wayfinding .
Conclusion .
VII. SYNTHESIS OF NATIONAL REGISTER NOMINATIONS ..
Introduction .
Evolving Approaches to National Register Nominations ..
National Register Criteria .
x
Page
30
32
32
32
33
34
36
37
37
38
40
42
43
44
44
45
46
48
48
49
49
Chapter
Xl
Page
Evaluation of Integrity...................................... 50
Historic Districts..................... 55
Character Defining Features....................................................... 55
Transportation & Setting................................... 57
Changing Use......................................................................................................... 58
Visual Landmarks.................................................................................................. 59
Human & Cultural Context.................................................................................... 60
Conclusion 60
VIII. CASE STUDIES 62
Introduction to Case Studies.................................................................................. 62
Case Study 1: Weinhard Brewery Complex (Brewery Blocks, Block Two)......... 64
Introduction...................................................................................................... 64
Physical Description........................................................................................ 65
History.............................................................................................................. 67
Modern Use........................... 69
Unique Considerations..................................................................................... 71
Case Study 2: Crane Company Building (Crane Lofts)......................................... 74
Introduction...................................................................................................... 74
Portland Thirteenth Avenue Historic District.................................................. 75
Physical Description :............................................................... 75
History.............................................................................................................. 77
Chapter
xii
Page
Modern Use...................................................................................................... 78
Unique Considerations..................................................................................... 83
Case Study 3: Northwest Fence & Wire Works Building 85
Introduction...................................................................................................... 85
Physical Description........................................................................................ 86
History.............................................................................................................. 88
Modern Use...................................................................................................... 89
Unique Considerations..................................................................................... 91
Case Study 4: Olympic Cereal Mill Building (Olympic Mills Commerce
Center)............................................................................................. 95
Introduction...................................................................................................... 95
Physical Description........................................................................................ 96
History.............................................................................................................. 98
Modern Use...................................................................................................... 99
Unique Considerations 101
Case Study 5: Portland Cordage Company Building (Bridgeport Brewing
Company) 104
Introduction 104
Physical Description 105
History.............................................................................................................. 107
Modern Use 108
Unique Considerations 110
Chapter
Xlll
Page
IX. ANALySIS............................................................................................................ 112
Introduction 112
Comparative Analysis of Case Studies 112
Discussion 115
Marketing......................................................................................................... 117
General Portland vs. Specific Industrial History 118
Interpretive Panels & Photographs 119
Material Culture............................................................................................... 119
Signage 119
Tax Credit Incentives 120
Recommendations for Improved Interpretation 121
Inspiration from Historic Industrial Buildings 122
X. CONCLUSION 124
Recommendations for Future Research................................................................. 127
APPENDICES 129
A. INTERVIEW QUESTIONS 129
B. RECRUITMENT & CONSENT DOCUMENTS 133
BIBLIOGRAPHy 140
xiv
LIST OF FIGURES
Figure Page
1. 1967 Coded map of Northwest Industrial District in Portland, Oregon, showing
the strong locational correlation between manufacturing and wholesaling with
transportation corridors............... 30
2. Weinhard Brewery Complex, Northwest comer 64
3. Weinhard Brewery Complex Site Plans 65
4. Historic sign identifies place as H. Weinhard Brew House. It includes the 1907
construction date. A historic window is centered above..................... 66
5. Historic photograph of employees inside the Weinhard Brewery......................... 68
6. Exterior of Ice House and Power plant building with retained smoke stack and
modem addition in background 71
7. Interior of Ice House and Power Plant building, now an open air courtyard for
Henry's Tavern 71
8. The Crane Company warehouse, now residential Crane Lofts in the Portland
Northwest Thirteenth Avenue Historic District..................................................... 74
9. Crane Company Building site plan showing building complex on south
end of block............................................................................................................ 76
10. Crane Building Second Floor wood finished interior entry................................... 77
11. Crane Company safe on building's second floor 77
12. Southeast view of Crane Company Building. Single-story restaurant space is
currently under renovation 79
13. Crane Loft interior highlighting brick walls, operable historic windows, and the
exposed ceiling....................................................................................................... 80
xv
Figure Page
14. Crane Company Building corridor illustrates both the concrete seismic upgrade
as well as the retained historic unreinforced concrete columns............................. 81
15. Second Floor space was given a high finish to serve the historic Crane Company
offices and is now occupied by Guardian Management Company........................ 82
16. Crane Company Building ground floor occupant, Lizard Lounge retail clothing
store makes effective use of industrial equipment by displaying merchandise on
metal rolling carts and decorating with a historic scale 84
17. Northwest Fence and Wire Works Building, view from southwest corner. Ghost
signage represents three eras of industrial occupancy....... 85
18. Northwest Fence & Wire Works Building Site Plan 86
19. Northwest Fence & Wire Works Building north elevation has evidence of ghost
signage from both Fashion Stables and Fence company occupancies................... 87
20. Northwest Fence & Wire Works interior view of Catena Consulting Engineer's
office 90
21. Northwest Fence & Wire Works Building interior stairway uses wire fence
instead of nails as a nod to the building's industrial history......... 91
22. Northwest Fence & Wire Works Building deteriorated exterior wood windows
were repurposed in upper floor hallway to maximize the visibility of and day
lighting from the historic saw-tooth light monitor above 92
23. Northwest Fence & Wire Works Building gridded marks in basement presumably
reflect livery stable history..................................................................................... 93
24. Olympic Mills Cereal Building/Olympic Mills Commerce Center, view from
northwest corner..................................................................................................... 95
25. Olympic Mills Commerce Center site plan. 96
26. Interior public space in Olympic Mills Commerce Center Building 98
XVI
Figure Page
27. Olympic Mills Commerce Center interior metal and concrete catwalk and
exposed columns and beams. Wood slats were harvested as part of building
renovation and are meant to retain open space "feel" and provide natural light
to the interior offices from the skylights. 103
28. Portland Cordage Company/Bridgeport Brewing Company Building, view from
southeast corner 104
29. Portland Cordage Company/Bridgeport Brewing Company Building site plan
shows buildings that surround rear courtyard on a V-shaped plan 105
30. Portland Cordage Company Building view into rear courtyard 106
31. Children's Healing Art Project (CHAP) space on upper floor of Portland
Cordage Company Building.................................................................................. 109
32. Portland Cordage Company interpretive panel hangs on the wall behind
Bridgeport Brewing Company's hostesses counter................................................ 111
XVll
LIST OF TABLES
Table Page
1. Comparative Analysis of Case Studies 114
1CHAPTER I
INTRODUCTION
Historic preservation, particularly adaptive reuse, is a logical step in community
revitalization. As Richard Moe, President of the National Trust for Historic Preservation
states, "Preservation is simply having the good sense to hold on to things that are well
designed, that link us with our past in a meaningful way, and that have plenty of good use
left in them."] Historic industrial buildings are excellent resources to transform into new,
mixed-use, community driven spaces. Their common proximity to historic urban centers
provides an ideal modem location. The embodied energy of reusing the built
environment prevents countless tons of landfill waste caused by demolition.
Redevelopment brings opportunity for new businesses and generates tax revenue for their
communities. Revitalized spaces provide new cultural hubs for the existing communities.
Planners, designers, economists and environmentalists will all attest to the benefits of
adaptive reuse in their respective fields. Most historic preservationists are thrilled about
this multi-billion dollar industry that surrounds their field. State and federal tax
incentives further enhance the benefits of this process. However, no evaluative tool has
measured the direct role of history and cultural identity in successful adaptive reuse
projects. To maximize the benefits of adaptive reuse and historic preservation, it is
essential to understand the value of incorporating the "story" of a site into its new use.
Adaptive reuse, the practice of rehabilitating historic buildings and giving them
new modem uses is a major element in historic preservation practice and holds
tremendous value for both sustainability and community revitalization endeavors.
Sustainable development focuses on creating beneficial situations in three important
I Richard Moe, "Sustainable Stewardship: Historic Preservation Plays an Essential Role in Fighting
Climate Change" (lecture presented at International Conference of National Trusts, Dublin, Ireland; March
27,2008).
2areas: energy, economy, and socio-culture. Historic preservation is a good fit to this
triple bottom-line agenda. As adaptive reuse becomes an increasingly important tool in
sustainable development and building practices, urban planning, and community
revitalization, it is imperative to understand the contextual framework of all of its
combined components, including the less-examined role of how cultural heritage
overlaps with urban adaptive reuse design. This study is intended to flesh out such
details and build a practical model of successful practices that can be used in the future.
Successful practices in adaptively reusing underutilized industrial spaces
demonstrate the potential economic, environmental, and socio-cultural benefits for
communities that undertake the challenge of transforming obsolescence into vibrancy.
Places that once produced the cultural and economic lifeblood for communities, but have
long since failed to serve such purposes, can be revitalized into relevant spaces that serve
today's communities and foster a new sense place and social identity. In this study, the
large concept of adaptive reuse is considered in two main elements: cultural heritage,
identified in this research as manmade or natural elements that are definitive of a social,
cultural, or regional history; and redevelopment or adaptive reuse (used interchangeably
in this thesis), the strategic planning process that transforms historic buildings into
modern real estate properties? To narrow the scope, historic urban industrial case studies
were chosen because they are "symbolic and monumental in character," as expressions of
a past that have helped to shape the economic identity of a city or region's heritage.3
Cultural heritage is the social fabric of a place created by natural and social forces
that have endured over time, and arguably should be retained and incorporated into a
building's new use. Conveying the histories of rehabilitated buildings requires an
important presentation and interpretation component in adaptive reuse. Interpretation, the
process of intellectually and emotionally connecting viewers to the meaning of a
2 Freeman Tilden, Interpreting our Heritage (New York: University of North Carolina Press, 1957),3;
National Association for Interpretation defines "heritage" as nature and culture.
http://www.definitionsproject.comldefinitions/index.cfm (accessed November 16, 2009).
3Yucel Severcan & Adnan Barlas, "The Conservation ofIndustrial Remains as a Source of
Individualization and Socialization," Industrial Journal of Urban and Regional Research 31, no. 3
(September 2007): 679.
3resource, is an important aspect of preservation work.4 Understanding its effectiveness in
adaptive reuse is a valuable tool for improving preservation practices. The relationship
between preservation and presentation is complex, and the outcomes can emphasize,
alter, or impose various meanings.5 Interpretation techniques are paramount to
conceptually analyzing how cultural heritage shapes community identity.
Past research analyzes adaptive reuse and interpretation in historic preservation,
but little data exists that defines and connects the relationships among adaptive reuse,
cultural heritage, and sustainability. For example, energy and economics are two related
components of adaptive reuse that are addressed in various articles. Langston, et aI.,
propose a method to assess the use potential of adaptive reuse opportunities in regard to a
space's obsolescence. Their study then attempts to connect this to the "triple bottom line
philosophy," that accounts for environmental, economic, and social benefits of
sustainable development.6 Shackel and Palus focus on the issue of a false sense of
history or heritage in the interpretation of industrial sites. They use Harper Ferry
National Historical Park on Virginous Island as a case study to argue that the stories of
the working class labor force are often omitted or overshadowed by the greater industrial
feats of the place.7 Often the voices of labor histories are underrepresented to make room
for a stronger focus on the general economic boom of the industrial revolution. The
United States Green Building Council's LEED (Leadership in Energy Efficiency and
Design) standards offer certification points for reusing existing structures and preventing
4 National Association for Interpretation defines "interpretation" as a mission-based communication
process that forges emotional and intellectual connections between the interests of the audience and
meanings inherent in the resource. National Association for Interpretation. http://www.interpnet.com
(accessed November 16,2009).
5 David Baker, "Contexts for Collaboration and Conflict," in Managing Historic Sites and Buildings:
Reconciling Presentation and Preservation, ed. Gill Chitty & David Baker (New York, Routledge 1999), 2.
6Craig Langston, Francis K.W. Wong, Eddie C. M. Hui, & Li-Yin Shen, "Strategic Assessment of building
Adaptive Reuse Opportunities in Hong Kong," Building and Environment 43(2008): 1709.
7 Paul A. Shacke1 & Matthew Palus, "Remembering an Industrial Landscape," International Journal of
Historical Archaeology 10, no. 1 (March 2006): 49.
4demolition waste.8 Donovan Rypkema touts the economic forces in adaptive reuse that
fuel community revitalization and local economic benefits. While costs of new
construction are primarily spent on materials alone, rehabilitation projects spend less on
materials and more on labor and craft, looking locally for skilled tradesmen to complete
the work.9 Paying for people instead of for materials spurs cyclical spending within the
communities, and reinvesting money locally on a more efficient scale, all key
components to community revitalization. 10 Preserving historic buildings is a sustainable
way for a metropolitan area to grow wisely, contribute to successful public transit and
create an "urban renaissance." 11 Reusing degraded industrial sites in particular
contributes to redevelopment and becomes an agent of urban revitalization.
The overarching question of this thesis examines the connection between cultural
heritage and adaptive reuse. How can the significance of historical social fabric be further
emphasized to better demonstrate its role and value in revitalization projects and heighten
the importance of considering heritage in the adaptive reuse process? Historic
preservation, influenced by social insight, is the engine for effectively incorporating
cultural heritage into new uses. There are several methods for interpreting industrial
heritage. While developers in Portland, Oregon acknowledge the cultural and social
benefits of retaining and sharing the city's industrial heritage and offer some indirect
interpretation of this history, the effectiveness often falls short in practice. The research
examines this disconnect between philosophies, expectations, and implementations and
offers recommendations to build a stronger connection among these factors and how to
influence more effective industrial adaptive reuse projects in the future.
8 United States Green Building Council. LEED® for New Construction & Major Renovations: Version 2.2,
October 2005.
9 Donovan Rypkema, "Community, Place and the Economics of Historic Preservation," Keynote Address:
Alexandria Historic Preservation Conference and Town Meeting (First Baptist Church, Alexandria), May 5,
2007.
10 Ibid.
11 Dan Costello, Robert Mendelsohn, Anne Canby & Joseph Bender, The Returning City: Historic
Preservation and Transit in the Age of Civic Revival (Washington D.C. Federal Transit Administration,
National Trust for Historic Preservation, 2003), 5.
5There also appears to be a gap in research analyzing adaptive reuse projects from
the planning and design stage. How much focus is given to the industrial history and
cultural heritage when undertaking such a project? This thesis argues that, in general, the
research goes only as far as necessary to nominate the building to the National Register
of Historic Places and determine its eligibility for financial incentives. What are the
benefits of retaining, exposing and sharing the historic character of a place in a modem
architectural program and how can this be achieved? These questions are addressed
through literature review, analysis of National Register nominations, case study visits and
interviews with historic property developers in Portland, Oregon. Discovering social and
cultural connections between urban industrial cultural histories and modern new uses is at
the heart of this research.
Retaining already existing spaces encourages sustainable development and sense
of place in communities. 12 As people become more inspired by adaptively!eused spaces,
more enthusiasm will grow for historic preservation on a broad spectrum. This thesis
research is meant to go beyond just showing the benefits of repurposing underutilized
industrial resources. It is about providing effective examples and recommendations for
developers and preservationists, and to give users and communities the opportunity to
connect and identify with the story of a place through a building's continuum of time.
Users and communities can then capture the essence of how historic industrial buildings
contribute to the built environment and why they have such an important role in the city
landscape. When adaptively reused historic buildings reach this heightened level of
sharing both meaning and process with their users, historic preservation ethos can
contribute to sustainable development on all levels.
12 N. Duxbury & E. Gillette, "Culture as a Key Dimension of Sustainability: Exploring Concepts, Themes,
and Models," (Working paper, 2007), 12.
http://74.125.155.132/search?q=cache:Sj3UhjdNiwQJ:www.cuItureandcommunities.caldownloadsIWP1­
Culture-Sustainability.pdf (accessed March 25, 2010).
6CHAPTER II
RESEARCH DESIGN
PURPOSE
Urban, historic industrial buildings are prime candidates for adaptive reuse, as
transportation and manufacturing changes over time have increased the number of
underutilized industrial buildings within the city landscape. Portland, Oregon's dynamic
industrial heritage, preservation ethos, and regulatory framework provide an ideal setting
for case-study analysis in this study. Five National Register listed properties in Portland
were chosen that are insightful examples of how industrial and cultural heritage can be
incorporated into a place's adaptive reuse. Although they share a common framework,
each case study offers unique examples that are analyzed throughout this study. This
thesis research took place in 2009 and 2010 with a heavy focus on literature review and
research design at the beginning, interviews, observations, and data collection in the
middle, and analysis in the spring of 2010, concluding with a presentation of findings in
June, 2010.
The purpose of this study is to examine the role of industrial heritage in adaptive
reuse projects as a means of expressing cultural value and fostering community
revitalization. The intention is to explore this connection and inform the professional
field for further advancement in adaptive reuse. This process is analyzed through the lens
of historic preservation as an expression of cultural and community identity. This study
is meant to describe and measure the characteristics and relationships of how the history
of a place is conveyed through an adapted modem use. 13 Case studies are essential for
understanding the contextual framework of this study, as social realities can be examined
through focused, direct observation at each case study site. When carefully defined by a
13 John Zeisel, Inquiry by Design, (New York: W. W. Norton & Company, 2006), 92.
7series of parameters and approached through a variety of methodologies, case studies are
particularly informative in describing complex situations, buildings, and processes. I4
STRATEGY OF INQUIRY
Case studies are an effective way to analyze and interpret research regarding the
feasibility and success of rehabilitating buildings or industrial structures and giving them
new uses. Robert Yin provides a thorough description and analysis of this research
methodology in Case Study Research: Design and Methods. Questions in a case study
should ask how and why.IS According to Yin case study research involves "direct
observation of the events being studied and interviews of the persons involved in the
events.,,16 Case study research often consists of a combination of quantitative and
qualitative evidence. Formal case study structure requires researchers to determine a
problem, make initial hypotheses, conduct research to gather information and
observations, revise hypotheses and theory, and tell a story. 17 This thesis follows a
similar model.
Erendil and Ulusoy offer an example of multi-faceted case study research. They
take a case study-oriented, quantitative approach to analyze a historic section in the
Ankara Citidel, but complement it with a qualitative explanation of the actors involved.
A survey of the area is analyzed to assess the deterioration or improvement of the
citadel's spatial qualities, the economic feasibility for stakeholders that cross all class
sectors, and the ethics and legitimacy of the research process itself. Historical­
comparative research supplements Erendil and Ulusoy's case study by looking at title
deeds as a way of understanding changes in the market and city.I8 Severcan and Barlas
14 Zeisel, 98.
15 Robert Yin, Case Study Research: Design and Methods (Los Angeles: Sage Publications, 2009), 8.
16 Ibid.
17 Maggie Breslin, & Richard Buchanan, "On the Case Study Method of Research and Teaching in
Design," in Design Issues 24, no. 1 (Winter 2008): 38.
18 Asuman Erendil Tiirkiin & Auhal Ulusoy, "Reinvention of tradition as an urban image: the case of
Ankara Citadel." Environment and Planning B: Planning and Design 29 (2002): 656.
8also use a historical-comparative research approach and discuss their findings from
several case study sites, concluding with a summary of major advantages for adapting
industrial landscapes as a source for building community individualization and
· l' . 19socIa IzatlOn.
To develop a successful research design, the case study methodology aims to be
of the highest quality, validity, and reliability.2o Case studies are ideal for evaluation and
exploratory research, but should be strengthened and supplemented through a
triangulation of methods that includes interviews, ethnography, questionnaires, and
historical- comparative analysis. 21 The case studies in this research are analyzed through
a multi-layered contextual approach.
CASE STUDY CRITERIA
Specific criteria were referenced to choose case studies to minimize variables,
provide access, and offer informational frameworks for analysis. Research began with
eight sites and was narrowed down throughout the research to five case studies that are
particularly informative in addressing the research questions. Case study selection was
limited to sites that include the following criteria:
• Sites are located in Portland, Oregon within twenty blocks of the downtown
central business district. Because the case studies are all located in Portland, they
share the same historic preservation regulatory framework. This limits several
variables and provides comparable conditions for data collection.
• Sites are nominated to National Register of Historic Places. National Register
listing accredits a building's significance and serves as a way to attain written
statements of significance and historical documentation on these resources. The
nomination's Physical Description (Section 7) and Statement of Significance
(Section 8) must be substantial enough to convey a detailed history of the
19 Severcan, & Barlas, 680.
20 Yin, 19.
2\ Ibid., xiii.
9resource and its character-defining features. The nominations were reviewed as
part of the data collection and analysis.
• Sites used Federal Rehabilitation Tax Credits in their redevelopment. This is a
common method used to fund a redevelopment project and, through the necessary
compliance, exemplifies confidence that character-defining features are
preserved. This criterion was not met by all the case studies. In retrospect,
however, the failure to meet this criterion in every case offers an interesting
insight into the tax credit process.
• Sites' adapted uses have a local purpose (office, retail, restaurant, hotel, housing,
entertainment, public service, community center), but have not become a gallery
or a museum. The purpose of a museum or gallery is interpretive by nature and
thus is not valid for research that analyzes the interpretation methods of
conveying the history of the building in the new use.
• Sites were historically used for industrial purposes. Industrial heritage provides
interesting opportunities for discussion on regional economic and cultural
development, labor history, and other special factors, along with unique
opportunities to convey and interpret this heritage. Buildings were nominated to
the National Register of Historic Places under Criterion A for their significant
contributions to industrial history, validating their industrial significance.
• The researcher was allowed access to the building.
• Developers or building experts of each site were willing to participate in an least
one interview with the researcher.
The sites chosen were:
• Weinhard Brewery Complex - Brewery Blocks, Block Two: 1131-1133 West
Burnside Street, Portland, Oregon
• Crane Company Building - Crane Lofts, 720 Northwest Fourteenth Avenue,
Portland, Oregon
• Northwest Fence and Wire Works Building, 400 Northeast Eleventh Avenue,
Portland, Oregon
10
• Olympic Cereal Mill Building - Olympic Mills Commerce Center, 107 Southeast
Washington Street, Portland, Oregon
• Portland Cordage Company Building - Bridgeport Brewing Company, 1313
Northwest Marshall Street, Portland, Oregon.
DATA COLLECTION & ANALYSIS PROCEDURES
Triangulation of methodology was used to thoroughly understand the context of
this research through interviews, direct observations, document analysis, and historical
comparative methods. Specific case studies were chosen through purposive sampling.
These case studies represent situations of seemingly successful adaptive reuse projects
that transformed historic industrial sites into modern developments. Once the data was
gathered, substantial analysis and comparison of case studies provided findings of
patterns, successful practices, and informative exceptions.
Document Analysis of National Register of Historic Places nominations, Federal
Rehabilitation Tax Credit Compliance, design and preservation plans, and any other
available documentary evidence was analyzed within a consistent framework to identify
patterns of procedural elements and considerations among the case studies.
Direct observations described the balance of how character-defining features
overlap with the building's modern use and how this balance helps to convey industrial
heritage of the adaptively reused buildings. Each project's interpretive approach, if an
approach existed, was evaluated using a system adapted from Kathleen McLean's
approach to critiquing exhibits along with the National Association for Interpretation's
resources for best practices in interpretation.22 Patterns rose in the use of photographs,
overlapping stories, marketing, website interpretation, and material culture.
Semi-structured interviews were conducted with the developer, planner, designer,
project manager, or building expert of each case study property. The perceptions and
philosophies of these expert informants provide collective insight on the process of
22 Kathleen McLean, "Looking at Exhibitions: One Approach to Criticism," in Planning for People in
Museum Exhibitions (Washington D.C.: Association of Science-Technology Centers, 1993), 163;
National Association for Interpretation, Standards and Practices for Interpretive Methods. (2009).
http://www.interpnet.com/standards/ (accessed November 16, 2009).
11
adaptive reuse and redevelopment projects. A state regulatory official associated with
determining eligibility for Federal Rehabilitation Tax Credits was also interviewed. This
helped to understand the regulatory framework of the redevelopment process and provide
expert opinions about successful adaptive reuse projects. Interviews were documented
through note taking and/or digital recordation. Informants were recruited with a letter
and authorized consent to share their opinions for the purposes of this study. Anonymity
could not be maintained as these individuals can easily be identified by their connection
to each case study. Letters of recruitment and consent, along with interview protocol,
document analysis and direct observation forms, can be found as Appendices at the end
of this thesis.
LIIMITATIONS
Because this research only analyzed a few case study examples, the findings from
this study cannot be generalized. However, the analysis of data concludes with some
recommendations of good practices for adaptive reuse projects in the field. The goal of
this research was to find particularly informative or "effective" examples and practices of
conveying cultural heritage in adaptive reuse. Determining and evaluating effectiveness
in this situation can be subjective. Because of this, interviews with preservation and
redevelopment experts, statements of significance, and interpretation plans were
collectively gathered and compared against one another. This allowed the research to
inform and make some non-conclusive recommendations about better implementation of
conveying industrial heritage in industrial adaptive reuse projects in the future.
12
BENEFITS OF THE STUDY
The data gathered in this study will help to measure and model a successful
approach to industrial adaptive reuse projects to further advance the field. An analysis,
including several examples and critiques of situational models of this problem is now
available to readers and professionals. Findings from this research heighten the value of
conveying heritage to a building's new users which can encourage more successful
adaptive reuse redevelopment projects in the future. Aside from these benefits, this thesis
encourages dialogue about how the cultural resources embodied in industrial buildings
can effectively contribute to the socio-cultural aspects of sustainability.
13
CHAPTER III
ClTLTURE & SUSTAINABILITY
INTRODUCTION
The ethos of sustainable development calls for the equity and balance of the
ecological environment, economics, and society. In a sense, sustainable development
"meets the needs of the present without compromising the ability of future generations to
meet their own needs.,,23 Countless studies and articles tout the environmental benefits of
historic preservation and adaptive reuse, of conserving and reusing resources in our built
environment. Additionally, the economics of adaptive reuse have also been researched in
ways that consider the financial incentives for rehabilitation available to bridge financial
gaps, and also the affordable incubator spaces created for smaller, newer businesses in
older buildings. The aspects of sustainability are generally less discussed, but it has been
well-reasoned that historic redevelopment and adaptive reuse plays an important role in
neighborhood revitalization and often functions as a catalyst for future community
projects. The layout of historic districts and neighborhoods has become a leading
example for what planners and designers refer to as "the new urbanism," which improves
social livability standards through walkability, access to public transportation, scale of
buildings, and multi-use spaces, among other factors?4 There appears to be one missing
element in the discussion of sustainability, a component that adaptive reuse has the
potential to generously contribute to, especially in the case of historic industrial
buildings. This entails sustaining the cultural processes of our past, present and future.
23 United Nations, "Report on the World Commission on Environment and Development: Our Common
Future," (U.N. Documents, 1987). http://www.un-documents.net/ocf-02.htm#I (accessed April 7, 2010).
24 James Howard Kunstler, "Home from Nowhere," The Atlantic Monthly 278, no. 3 (September 1996),55.
14
Within the sustainability field, culture is discussed in terms of cultural capital,
defined as "traditions and values, heritage and place, the arts, diversity and social
history.,,25 The stock of cultural capital, both tangible and intangible, consists of what is
inherited from past generations and what will be passed on to future generations.26
Acknowledgement of cultural capital leads to social cohesion, which becomes an
important component of community through a shared collective identity.27 Cultural
capital also encompasses the values and aspirations of a group, the processes and
mediums of developing and sharing these values and aspirations, and the tangible and
intangible manifestations of these processes?8 The built environment, including its
history and uses, is a clear and tangible manifestation of culture.
For years, sustainability practitioners and scholars have proposed that culture is an
important missing element in the sustainability debate. For example, in The Fourth
Pillar ofSustainability: Culture's Essential Role in Public Planning, John Hawkes argues
that culture must playa vital role in sustainability planning. One of his key assessments
for demonstrating how the concept of culture can be most effectively applied to public
planning is that "carefully planned cultural action is essential for the achievement of
sustainability and wellbeing.,,29 Within the community planning and design field,
cultural considerations emerge through discussions about social sustainability and
community capital. Knox and Mayer support this by stating that "community
sustainability continues to be most commonly seen as a way to improve a community's
'well-being' in social, economic, and environmental terms, with culture gradually
25 Mark Roseland, Maureen Cureton & Heather Wornell, Towards Sustainable Communities: Resources/or
Citizens and their Governments (Gabriola Island, BC: New Society, 2005), 12.
26 Duxbury & Gillette,S.
27 Sustainable Development Research Institute, "Social Capital Formation and
Institutions for Sustainability," (workshop proceedings prepared by Asoka Mendis, Vancouver, BC,
November 16-17, 1998). www.williambowles.info/mimo/refs/soc_cap.html (accessed April 1, 2010).
28 John Hawkes, The Fourth Pillar 0/Sustainability: Culture's Essential Role in Public Planning
(Melbourne: Cultural Development Network, Common Ground, 2003), 4.
29 Hawkes, 2.
15
forming a part of this vision.,,3o If communities are to grow in all aspects of cultural,
social, economic, and environmental values, tangible aspects and processes of
community well-being are tobe cultivated and shared. Historic preservation is one
aspect that, as analyzed in this thesis, embodies several of the necessary characteristics
and values of community sustainability. Preservation is "as much concerned with
building the future as with holding on to the past.,,3l Making modern use of historic
spaces that have outlived their original functions while preserving and conveying their
heritage serves sustainability at a culturally conscious social level.
Literature suggests that the inclusion of culture in sustainability is an
internationally emerging trend that has yet to be fully embraced by the United States.
Nevertheless, patterns are becoming evident and an argument can be made to offer
historic preservation as an effective form of cultural capital in the sustainability
framework. Cultural sustainability can be defined in the Sustainable Development
Research Institute's words as "the ability to retain cultural identity and to allow change to
be guided in ways consistent with the cultural values of a people.,,32 Providing a "sense of
place" is perhaps culture's strongest attribute for retaining identity and achieving
sustainability. The following section analyzes some of the literature regarding culture,
sustainability and sense of place, and shapes an understanding of how industrial buildings
and adaptive reuse fit into this framework.
CULTURAL HERITAGE & SENSE OF PLACE
"Inescapably inscribed in the land, history is intrinsic to the idea ofplace
that forces people to be human. ,,33
Place, a synthesis of land and people, reflects context and society, and is created through
the cultural identification process.34 E. Relph in Place and Placelessness substantiates
30 Duxbury & Gillette, 3.
31 Moe, "Sustainable Stewardship".
32 Sustainable Development Research Institute, 24.
33 Edward Relph, Place and Placelessness (London: Pion Limited, 1976),24.
16
the cultural identification of place by saying that "sense of place is the ability to
recognize different places and different identities of place.,,35 Human geographers have
formulated a sense of place that Kent Ryden discusses in Mapping the Invisible
Landscape as "the strong sense of rootedness in a location," and the "identification with
that 10cation.,,36 He continues by stating that sense of place involves "membership in a
unified place-based community" that shares "a common world view as a result of a
common geographical experience.'.37 As these theorists suggest, place, through its social
construction, becomes far more than just the built environment, but something with
which people culturally identify. A fundamental element of this social construction
includes the "existential imperative for people to define themselves in relation to the
material world.,,38 Place takes on a physical, visual form. 39 Historic industrial buildings
are physical and tangible reminders of the original nature of a place and become the
material evidence of cultural development. Character-defining features illuminate the
industrial traditions, and evidence of a particular history can emphasize a place's social
construction and continuum through time.
Sense of place is also created through the authenticity of its existence.
Authenticity can be understood as tied to the original form of something, tradition, or
evidence of the "wear and tear and adjustments resulting from the passage of time.,,4o
While it can easily be stated that a lack of authenticity implies indifference with sense of
place, this research suggests that the opposite is true - that retaining the authenticity of a
34 John Matthews & David Herbert, eds. Unifying Geography: Common Heritage, Shared Future?
(Oxfordshire, UK: Routledge, 2004), 168.
35 Relph, 63.
36 Kent C. Ryden, Mapping the Invisible Landscape: Folklore, Writing and the Sense ofPlace (Iowa City:
University ofIowa Press, 1959),59.
37 Ibid.
38 Knox & Mayer, 76.
39 Relph, 30.
40 Knox & Mayer, 85.
17
space shows great care and value in its culture and sense of place.41 This is especially
important to consider in adaptive reuse, where modem changes are an inherent part of the
process. Relph's philosophy on authenticity is particularly informative when applied to
historic preservation and preserving the authentic history of a place. "An authentic
attitude to place is understood to be a direct and genuine experience ... not mediated and
distorted through a series of quite arbitrary social and intellectual fashions about how that
experience should be." Inclusive of adaptive reuse, historic preservation serves to
provide an authentic, sincere, and genuine tie to the past. Developers and preservationists
recognize that the invested heritage and unique character of historic buildings cannot be
mimicked in a modem fashion and still have the same impact on the community as they
do in their authentic form. Nevertheless, the advantage of having unmatchable character
already existent in a building comes with a great responsibility to preserve the authentic
nature as a necessary component of generating a strong sense of place.
CULTURAL HERITAGE & ADAPTIVE REUSE
The growing trends in adaptive reuse begin to provide familiarity to communities
about the processes of retaining heritage while encouraging new uses. According to
Knox & Mayer, "industrial redevelopment becomes easier to implement when its merits
are understood by the public.,,42 If interaction with a place's history becomes a large part
of a group's regular routine, this bond becomes a shared connection to the place and its
meanings.43 The result is "a collectiv~and self-conscious 'structure of feeling' ...
generated among people as a result of the experiences and memory associated with a
particular place.,,44 This embeds stronger meaning of a place into societal values and
memory.
41 Paul Knox & Heike Mayer, Small Town Sustainability: Economic, Social, and Environmental Innovation
(Basel: BirkhaJ user, 2009), 84.
42 Ibid., 76.
43 Ibid., 76.
44 Ibid., 77.
18
History and sense of place are dynamic concepts, as are their interpretations.
"Places are constantly under social construction as people respond to the opportunities
and constraints of their particular locality.,,45 Historically, a social understanding of a
city was greatly influenced by the industrial and economic opportunities that the area
offered. Individuals were able to build their lives and communities based on the
industrial and commercial vitality of the location. Consequently, industrial developments
throughout history have become inherently rooted in a community's sense of place.
According to Ryden, "to see, listen and talk about a place - is to understand and
perpetuate the history of a place, history which lives simultaneously on a number of
levels and colors the meaning of that place in a number of ways.,,46 As people try to
identify with the social and cultural make-up of a location, industrial history becomes an
important component to understand. In a modern setting, sense of place can be
determined by an area's social action and responsibility taken towards its natural and
cultural capital. An urban area like Portland's Central Eastside Industrial District or the
Pearl District may in time come to be defined by its methods of adaptive reuse and
repurposing historic industrial structures. The ability to define both a historic and
modern sense of place provides quite an enticing prospect for historic redevelopers who
can successfully achieve this complex and delicate balance.
To understand why an investor should be interested in culture and sustainability,
it should be emphasized that cultural capital and sense of place are valuable components
in attracting new economic activities and users to an area.47 In addition, the real estate of
historic industrial redevelopment provides tremendous value to investors by representing
a unique character that is not reproducible, and that is identifiable in its originality and
authenticity of place.,,48 According to Hardy in "The Romance of Abandonment:
45 Knox & Mayer, 76.
46 Ryden, 64.
47 Luis Cesar Herrero, Jose Angel Sanz, Marfa Bedate, Ana Devesa & Marfa Jose del Barrio, "The
Economic Impact of Cultural Events: A Case-Study of Slamanca 2002, European Capital of Culture,"
European Urban and Regional Studies 13, no. 1 (2006): 41.
48 Ibid.
19
Industrial Parks," the intelligent reuse of industrial sites can provide a genuine sense of
place, one that celebrates both a rich history and an "off-beat aesthetic" character of
place.49 Redevelopers have the opportunity to use the character, sense of place, and
history in unique marketing materials aimed for potential leasing tenants.
People and businesses commonly define themselves through their history. A
stronger understanding of industrial heritage, as one component of history, develops a
stronger regional identity to which people can culturally connect. That culture can then
become commoditized. Researchers explain that culture, a "sign of identity, knowledge
and national histories, becomes merchandise, namely, a good that can be demanded and
consumed.,,50 Although careful consideration must be taken to retain authenticity, the
promoting and selling of a place's history can provide a boost to the urban regeneration
of cities. Historic preservation and redevelopment provides an avenue to share an area's
unique authentic character and stand out as an appealing element of a city's cultural
image.51
CONCLUSION
Culture supports collective remembrance and social identity, and generates a
strong sense of place. Additionally a strong presence of culture in social and economic
activities can be an indicator of a community's quality of life, the greatest factor of
success in sustainability.52 Industrial buildings, as evidence of a community's past
cultural developments, can be effectively preserved and reused in ways that connect
humans to a collective identity. This fosters a stronger social awareness and builds
community based upon the common understandings of how a place is embedded in
culture and history. In these ways, the preservation and reuse of historic industrial
49 Hugh Hardy, "The Romance of Abandonment: Industrial Parks," Places - Massachusetts 17, no. 3
(2005): 37.
50 Ibid.
51 Herrero, et aI., 53.
52 Ibid., 54.
buildings provides a strong and multi-faceted approach to the cultural ethos of
sustainability.
20
21
CHAPTER IV
INDUSTRIAL HISTORY OF PORTLAND, OREGON
INTRODUCTION
Portland's development history includes factors that have greatly influenced and
have been influenced by industry, transportation, and adaptive reuse. A brief version of
the city's history and industrial development is intended to look carefully at these factors.
The relationships among historical industrial developments, transportation, and today's
redevelopment can strengthen the argument for why, today, industrial buildings are
viewed as ideal sites for historic preservation and adaptive reuse.
Industrial buildings and warehouses in the West were commonly built near the
core of cities as regional industry drove the early economy of urbanizing settlements. As
Portland historian Carl Abbott states, "Like other river cities, Portland is a working city
built around a working river.,,53 He continues, "The river is key for understanding the
city's history, economic functions, and geographic distribution of activities.,,54
Portland's industrial areas were sited along the city's two rivers in order to capitalize on
the flat topographic features of the riverbed which was ideal for manufacturing and
warehouse operations. Interestingly, these same topographic features are also considered
ideal for railroads, conveniently situating industrial and transportation resources in
operational proximity. 55
53 Carl Abbott, Portland: Gateway to the Northwest (Northridge, CA: Winchester Publications, Inc., 1985),
7.
54 Carl Abbott, Portland Planning Politics, and Growth in a Twentieth-Century City (Lincoln, NE:
University of Nebraska Press, 1983),21.
55 Portland City Planning Commission, Portland's Industrial Areas: An Initial Appraisal ofBlight and
Related Factors (Portland, OR: Community Renewal Program, Portland City Planning Commission, 1967),
3.
22
EARLY HISTORY
Portland, once only a small clearing visible from the Willamette River, was
settled in 1843, over fifty years after Anglo-American explorers had been in Oregon, and
over thousands of years follo~ing Native American occupancy in the region.56 William
Overton and Asa Lovejoy spotted the clearing from the river and, in 1843, purchased the
640 acre donation land claim. According to Abbott, "Portland's founding fathers quickly
lost interest in their land speculation, and Overton's share was quickly sold to Francis
Pettygrove in 1844.,,57 Other began to arrive in larger numbers, and a coin toss
determined which eastern hometown would christen the settlement, Boston or Portland.58
The town developed at a steady rate over the next few years, centered around
Pettygrove's wharf and warehouse at the end of Washington Street.59
.Portland's ideal geographic features offered dry flat land and access to two rivers,
both the Willamette and Columbia, swiftly establishing Portland as a shipping town.
Buildings were erected along the west side of the river to support Portland's shipping
industry and the streetscape began to develop. Although Portland grew at a rapid rate,
the town remained tightly condensed, closely strung along the Willamette River. The
majority of all buildings were on Front Street, facing the river, and First and Second
Avenues. Business centered around the warehouses, docks, and waterfront stores. As
the town eventually expanded outward, the industrial activities remained near the river
for easy access to shipping.
In his article, "Evolution of Built Landscapes in Metropolitan Regions," Stephen
Wheeler describes this downtown grid development as a system that occurred often in the
west, as it was easy for land survey and rapid development. Blocks were smaller, two-
56 Abbott, Portland: Gateway to the Northwest, 7.
57 Ibid., 18.
58 Ibid., 19.
59 John M. Tess & Jeri S. Tess, "Portland Thirteenth Avenue Historic District Nomination," National
Register of Historic Places Nomination (U.S. Secretary of the Interior: National Park Service, 1987),
Section 8, p. 2.
23
hundred to three-hundred feet, and "land uses were highly mixed.,,6o In her Master's
thesis, "The Impacts of Transportation Developments on Urban Form and Society in
Portland, Oregon: 1851-1990," Laura Buhl suggests that the historic city landscape was
similar to what city planners strive for with mixed use development today. "The historical
walking city was limited by how far workers and shoppers could walk to do business and
live their lives.,,61 The historical establishment of street grids for past industrial,
commercial and residential purposes laid the groundwork for today' s streetscape in
Portland and other regional metropolitan cities.
The California Gold Rush of 1849 enticed people from many surrounding
settlements to gravitate south with hopes of striking it rich. Portland lost the majority of
its population in this feverish rush for wealth, but the people who stayed enjoyed the
lucrative industries that supported the mining boom.62 Providing food and lumber
supplies to the south via the Willamette and Columbia Rivers and then down the coast to
San Francisco was certainly more reliable than mining itself. Portland quickly became
the jumping off point and supply source for several mining booms in the surrounding
regions.63 This movement certainly helped establish Portland as a major trade center in
the West,64
Waterfronts and rivers were the transportation and economic lifeblood for early
developing cities like Portland. Steamboats and river traffic helped Portland and nearby
towns economically prosper and promote population growth.65 By 1850, Portland was
deemed the "head of navigation" above several nearby competing settlements that lacked
60 Stephen M. Wheeler, "Evolution of Built Landscapes in Metropolitan Regions," Journal ofPlanning
Education and Research 27 (2008): 405.
61 Laura Buhl, "The Impact of Transportation Developments on Urban Form and Society in Portland,
Oregon: 1851-1990" (Master's Thesis, University of Oregon, 2000), 38.
62 Abbott, 1985,33
63 Ibid.
64 John M. Tess & Jeri S. Tess, Section 8, p. 2.
65 Buhl, 30.
24
the same topographic features and port facilities. 66 In 1854, the national Pacific Mail
Company chose Portland as the terminus for their steamships, further solidifying
Portland's establishment as an urban leader among the settlements along the Willamette
and Columbia Rivers.67 Oregon became a state on February 14, 1859, marking a period
of progressive growth, economic diversification, and transportation advancements.
The railroad's arrival in Portland was perhaps the most impacting factor for the
city's early development. Rival railroad companies competed on either side of the
Willamette River to be the first to connect Portland to California via railways. Leading
Portland investors, Reed, Corbett and Ladd owned the Oregon Central Railway Company
on the west side and aimed to connect Portland to the Willamette Valley.68 The terminus
was to be in what is now northwest Portland.69 Ben Holladay, the wealthy owner of the
Overland Mail stagecoach company, bought the East side's Oregon & California Railroad
Company in 1869.70 By 1870, Holladay owned docks, warehouses, steamships, and the
railroad, creating somewhat of a "transportation empire" in Portland and trumped the
Oregon Central Railway Compariy in establishing his railway first. Henry Villard bought
out Holladay in 1876 as part of his plan to build his own "railroad kingdom.,,7] The
Oregon Central Railway was eventually absorbed by the Southern Pacific Railroad.72 By
the end of 1883, the end of the Northern Pacific line, also in Villard's possession, was
complete and Portland gained the advantages of immediate access to not just one, but two
transcontinental railroads.73
66 Buh1,22.
67 Ibid.,26.
68 Abbott, Portland: Gateway to the Northwest, 37.
69 John M. Tess & Jeri S. Tess, Section 8, p. 3.
70 Abbott, Portland: Gateway to the Northwest, 39
71 Ibid., 40.
72 Ibid., 39.
73 Ibid., 48.
25
Prior to the development of the railroad, all shipments into the city came by water.
Because of this, the warehouses developed early on as a cluster along the west bank.
With the establishment of the railroad, it became easier to move away from the river and
maintain access to a means of transferring goods. Railroad transport became a cheaper
and more convenient means of transportation. Spurs extended to clusters of individual
buildings, and warehouse development was quickly drawn closer to the railroad tracks.74
The Northwest Thirteenth Avenue Historic District is significant due to its collection of
warehouses that were built along the Thirteenth Street spur line of the Oregon and
California Railroad. The expanding rail network throughout the west "made Portland a
center for ideas as well as commerce," greatly contributing to the city's rapid growth in
the latter part of the nineteenth century.75
Portland's population growth following the railroad's establishment was
tremendous. In 1850, there were approximately seven-hundred people; by 1860, the
Census recorded 2917 people; 1870 - nearly ten-thousand people; and by 1880 the
population was approximately seventeen-thousand. The population continued to grow in
the 1880s to over sixty-thousand by 1890. Due to railroad and population developments,
"Portland inaugurated a great building era beginning in the mid 1880s in business
development, industrial manufacturing, seaport and railway expansion, as well as the
building of many elegant private homes.,,76 The Portland Chamber of Commerce formed
in 1890 followed by the Manufacturers' Association in 1895, to support the flux of
manufacturing and commerce companies in the city.77 Portland's small walking city
quickly changed to accommodate specific land use zones in particular areas. Distinct
divisions among residential, commercial, and industrial zones developed in the 1880s.
Streetcar railways supported the division by providing infrastructure to allow access from
residential suburbs to work and commerce in the downtown hub. Bridges and access to
74 John M. Tess & Jeri S. Tess, Section 8, p. 15.
75 Abbott, Portland: Gateway to the Northwest, 40.
76 Sharr Prohaska & Elizabeth O'Brien, "Portland Cordage Company Building," National Register of
Historic Places Nomination (U.S. Department ofthe Interior: National Park Service, 1992), Section 8, p. 7.
77 Abbott, Portland: Gateway to the Northwest, 68.
26
the Bull Run water supply via cast iron pipe also supported suburban development,
particularly east of the Willamette River.78 Buhl theorizes in her thesis that "though
today urban sprawl is commonly associated with a declining downtown sector, in the
time of the streetcars, just the opposite happened - the downtown grew and flourished.,,79
Wholesaler and small manufacturers tore down the older wood buildings along the
water's edge and gave the riverfront a new image with brick and cast iron buildings that
were larger, more industrial, and designed to last as more permanent structures.80
The economic recession of 1893 hit Portland residents fairly hard, but the city's
growth remained phenomenal despite the economic hardships. Between 1890 and 1900,
the city population increased by fifty percent and the geographic area increased by forty
percent. 81 Portland had become the "Metropolis of the Great Northwest,,82 At the turn of
the century, several businesses were thriving throughout the city. There were over a
dozen local factories as well as branch offices for many Eastern manufacturers. 83 The
city shared its success with the national and international arenas by hosting the 1905
Lewis and Clark Centennial Exposition. Intentions were to attract investors to the
material resources and manufacturing prospects the entire state had to offer.84 ··The
exposition gave reason to tout Portland's position as the center of commerce in the
Northwest. 85 Over 1.5 million people attended, far surpassing the exposition's
predictions.86 Attitudes from the Exposition sparked new standards for what could be
achieved, and the city progressed further with this new confidence for growth, industry,
78 Abbott, Portland: Gateway to the Northwest., 55.
79 Buhl, 70.
80 Ibid., 50.
81 John M. Tess & Jeri S. Tess, Section 8, p. 8.
82 Ibid., Section 8, p. 8.
83 Prohaska & O'Brien, Section 8, p. 3.
84 Abbott, 1983, 38.
85 John M. Tess & Jeri S. Tess, Section 8, p. II.
86 Abbott, Portland Planning, Politics and Growth, 44.
27
real estate, and commerce. Following the Exposition, 1905-1912 marked seven years of
some of the most prosperous growth Portland has ever experienced.87
The northwest quadrangle of Portland became the center of industrial expansion
in the 191Os. In conjunction, residential development expanded to the east side in tandem
with the widespread installation of streetcar lines. Warehouse keepers, sales agents for
national manufacturers, and downtown office clerks were the most lucrative roles in
Portland's growth. 88 Factories, utilities, and advancements in transportation supported
their success.89 The northwest industrial zone quickly expanded to its limits,
geographically restricted by the West Hills. Portland developers turned to the east side of
the river, which was then primarily orchards, as a new location for industrial growth.9o
The east side, with its proximity to both railroad and shipping points, served the rapid
industrial growth of the early t~entieth century.91
Ship building boomed in Portland in 1917 and 1918.92 The city was sought out
during World War I to supply food and war supplies, most notably new ships. A
conglomeration of Portland companies and firms collaborated to produce forty-four steel
ships during 1917 and 1918.93 The demand for shipbu.ilding and growth associated with
this industry returned with repeated results during the Second World War.
87 Abbott, Portland Planning, Politics and Growth., 50.
88 Ibid., 51.
89 Ibid., 52.
90 Jessica Engeman, "Northwest Fence and Wire Works Building," National Register of Historic Places
nomination (U. S. Department of the Interior: National Park Service, 2004), Section 8, p. 6.
91 Engeman, Section 8, p. 7.
92 Abbott, Portland Planning, Politics, and Growth, 72.
93 Ibid., 74.
28
AUTOMOBILE & TRUCK TRANSPORT
Following World War I, the automobile quickly became "big business" in
Portland, continuing the suburbanizing trends the streetcar started, but at a much more
rapid pace.94 By 1923, most Portlanders were more interested in enjoying their new
automobiles and the products of postwar production than worrying about the next
political schemes and fears. 95 The downtown core, which was founded during the era of
the walking city and developed during the streetcar era, seemed to be unequipped to deal
with the influx of automobiles during the post-war era. 96 The automobile appealed to the
general American's sense of freedom and individuality.97 This new freedom ended the
dependent relationship between people and transportation, allowing individuals to go
where they wanted when they wanted. The onslaught of the Interstate Highway system
further encouraged suburban living and the automobile as the prominent form of
transportation. In the 1950s and 1960s, Portlanders flocked to new subdivisions and
suburbs outside the city, particularly in the west,98 People opted against increasing
downtown traffic and chose to relocate instead to new and growing suburbs with more
access to space. The suburbs were inaccessible to the streetcars, but attainable with the
ever-increasingly popular automobile. Development was no longer tied to public
transportation, causing a degeneration of the gridded street structures and systems.99
URBAN INDUSTRIAL BLIGHT
The nature of industrial real estate heavily contributed to the changing industrial
landscape in Portland. The evolution of industrial building typology explains this
connection. Originally, industrial buildings in Portland were two to four stories tall. As
94 Abbott, Portland: Gateway to the Northwest, 101.
95 Ibid., 101.
96 Ibid., 97.
97 Buhl, 91.
98 Ibid., 101.
99 Wheeler, 405.
29
manufacturing and transportation trends changed, the ideal industrial building type
adjusted to become more in favor of single-story structures. Urban centers were rapidly
developing and real estate had become more expensive. Most industrial proprietors did
not have the assets to own larger tracts of land within the urban core or demolish and
rebuild their existing multi-story structures. Interstate highways convinced Americans
that the suburban lifestyle was an affordable, accessible and desirable path to the
American dream. Suburban land was available in large tracts and was far less expensive
than in the city center. The industrial sector saw several advantages in relocating and
acted upon them. The workforce followed, leaving the urban centers in population and
industrial blight.
Although the suburbs provided opportunity and the American dream of home­
ownership to millions of citizens, this movement had a detrimental effect on the
previously bustling urban metropolis. According to Buhl, "the exodus of the suburbs
caused a decline in the downtown and many older neighborhoods. Indeed, in the 1960s
and 1970s the 'crisis of the city' was a major concern. Some people even declared the
city dead."lOO The industrial landscape was not immune from the urban blight that
ominously loomed over the city of Portland. A 1967 report on Portland's Industrial areas
by the city's Planning Commission lists a number of concerns associated with the loss of
industrial growth in Portland. Some of these concerns are as follows:
• As the central city became more dense and congested, vacant land was scarce and
growing in costs.
• Environmental concerns about land use were progressing.
• Automobile traffic greatly interfered with industrial production and transport in
the closely knit Portland core.
• Suburban development relocated an industrial workforce to areas where land was
inexpensive and readily available.
• Increasing use of the automobile gave workers more flexibility in commuting to
locations less congested or connected with public transportation. lOI
100 Buh!, 107.
30
Urban industrial buildings were left nearly vacant and underused for several decades.
However, their construction, character, urban conditions, and in fact, underuse, have
primed these resources with several of the right factors necessary for effective historic
preservation, adaptive reuse, and community revitalization.
CONCLUSION
Transportation has played a critical role, both historically and presently in historic
industrial development and modem adaptive reuse. Industrial buildings in the West were
constructed in urban areas due to their easy access to transporting goods. These modes of
transportation have historically transformed cities and their industrial environments
throughout time. Rivers, railroads, cars and semi-trucks, each in their own era have been
the preferred method for transporting massive amounts of manufactured products from
Portland to other regional, national, and international areas. For example, Figure 1 shows
the locational relationship between transportation access and industrial buildings in
Northwest Portland. Changes in transportation have greatly impacted transitions in urban
! I 1·1 Nil
!pIli I'> lI<1AI
_ ','\'\t~liI!I(IIJIWli,
__ I'r~AI~.'.J'U!'·'I\TJntJ
!jIHIIH 1",11111 I',AII
1'11111)1 [JfJtrl ~
~i"tHNIJ\'>ll/1/d
t-:t 'dur·N"1 It,!
",..- ,()t.\',\II~IIAI
i'.'< "IJlillr ,'_ '.1 MI.I'llI'! Ii
Figure 1: 1967 Coded map of Northwest Industrial District in Portland, Oregon, showing the strong
locational correlation between manufacturing and wholesaling with transportation corridors.102
101 Portland City Planning Commission, 3-12.
31
industries, leading not only to their success, but also demise, and now, as a potential for
redevelopment.
When Interstates and inexpensive automobiles became available, people and
companies fled the cities and sprawled into suburban environments, seeking out
inexpensive property. This movement left several well-crafted industrial buildings
abandoned and underused. In many ways, transportation has generated some of the
conditions necessary for effective adaptive reuse projects, especially for urban industrial
warehouse buildings. Manufacturing plants and warehouses were designed
simultaneously with transportation lines, due to the necessities of shipping, railroads, and
later trucking. Today, metropolitan environments are experiencing resurgence to the
cities, and urban communities are flourishing from this contextual transition. With the
change of attention now more urban focused, adaptive reuse has become a popular way to
make new and relevant uses of the historic, unused industrial buildings, providing plenty
of opportunities for sharing the cultural heritage of the urban industrial past. Portland,
Oregon is an ideal a case study city with its rich industrial history, progressive
rehabilitation practices, and regulatory historic preservation framework.
102 Portland City Planning Commission, 32.
32
CHAPTER V
PORTLAND'S PRESERVATION REGULATORY
FRAMEWORK
INTRODUCTION
Historic resources in Portland are subject to preservation regulations and are
eligible for preservation-related financial incentives. This section summarizes the
preservation regulatory framework that Portland historic resources face. It is important to
explain this framework and the incentives involved to understand the regulatory
processes involved with redeveloping historic industrial buildings in Portland and
identify some of the financial incentives offered with this form of historic preservation.
Each of the case study sites in this thesis fall within this regulatory framework.
There are several layers of designation under which historic properties fit. Listing
on the National Register of Historic Places includes federal recognition and is considered
the most straight-forward process for a property to be considered for financial incentives.
Properties can be individually listed or considered contributing properties in a Historic
District. On a local level, properties in Portland can be designated as Local Historic
Landmarks, Conservation Landmarks, or in local Historic or Conservation Districts.
Local designation acknowledges local historic significance but offers fewer restrictions
on alterations or demolition.
FEDERAL FRANIEWORK
National Register listing triggers eligibility for Federal Rehabilitation Tax Credits
which are often considered the main financial source to make a historic redevelopment
project "pencil" or make clear financial and profitable sense. This tax credit program
offers up to twenty percent of rehabilitation costs in the form of federal income tax
33
credits. These tax credits have become somewhat of a commodity in themselves. They
are often syndicated, sold to large companies familiar with their benefits. Through this
complicated process, a percentage of the project value can be sold to investors seeking
the tax credits at a cost on the dollar. The investment funds the project and helps to
secure financing.
Federal tax dollars for rehabilitation funds do not come without restrictions. The
National Park Service has several checks-and-balances in place to make sure that the
design and rehabilitation work remains consistent with the historic character of the
property and that the project must not damage, destroy, or cover materials or features that
help define the building's historic character.103 Rehabilitation projects that are not
considered historic or contributing to a historic district yet were built before 1936 are
eligible for a ten percent tax credit on work that involves far fewer preservation
restrictions.
STATE FRAMEWORK
National Register listing triggers state and local incentives as well. The state of
Oregon participates in a Special Assessment program, allowing listed properties to freeze
their assessed property values for ten years. This can be especially worthwhile for
properties that become listed before undergoing substantial rehabilitation work that will
greatly increase a property's value. The Oregon State Historic Preservation Office also
offers Preserving Oregon Grants for rehabilitation or restoration work on National
Register listed properties, often those owned by public entities. The National Park
Service has similar financial programs including Save America's Treasures grants. The
National Trust for Historic Preservation offers grants as well. The Historic Preservation
League of Oregon has an easement program that provides added preservation standards
for historic properties. An easement is a legal contract by which the owner agrees the
property will not be changed in a way that would compromise its historic and
103 City of Portland Bureau of Planning & Sustainability, "Financial Incentives for Historic Preservation: A
Summary of Selected Grants, Loans, & Tax Benefit Programs," (City of Portland Bureau of Planning &
Sustainability: Historic Resources Program, 2007).
http://www.portlandonline.com/bps/index.cfm?c=440l2&a=146265 (accessed March 26, 2010).
34
architectural integrity.l04 It is granted, usually into perpetuity, and is filed in the county
land records and sustained through changes in property ownership. There are substantial
tax benefits associated with easements, as they are considered donations. Additional tax
incentives apply if the easement decreases the value of the property.
CITY FRAMEWORK
The city of Portland offers several additional incentives for rehabilitating local
historic resources through the Portland Development Commission. Some of these are
directly related to historic preservation, including low-interest loans for seismic upgrades
and technical and design assistance. Others are more general programs that can be
coupled with preservation incentives to create a sound investment package for historic
redevelopment projects. These programs include New Market tax credits, Quality Jobs, .
and Business Energy Tax Credits, among others.
These incentives come with restraints. The Secretary of the Interior's Standards
for the Treatment of Historic Properties often becomes the standard regulatory
framework used to determine eligibility for Federal Rehabilitation Tax Credits. State and
local levels of regulation also use these standards in their own design review processes.
The State Historic Preservation Office is required to facilitate and maintain the standards
in such projects by working with developers, designers, and consultants to ensure that
historic character and the property's character-defining features are preserved in a
redevelopment process. The city of Portland chooses to execute historic preservation on
a local level through Historic Design Review by the Local Landmarks Commission.
According to the City of Portland:
Historic Design Review is one of the City's most important preservation
tools, helping to ensure that the special characteristics, historic integrity,
and architectural character of designated resources are preserved over
time. Alterations to Historic and Conservation Landmarks generally
require this review, to ensure that historic values are considered and
preserved when changes are made. Construction of a new building and
alterations to an existing structure-regardless of its contributing status-
104 City of Portland Bureau of Planning & Sustainability.
35
also requires Historic Design Review. This ensures that development
activity supports and enhances the qualities that make the area historic.
Generally, normal repair and maintenance and interior alterations do not
require Historic Design Review. 105
Projects are approved through Historic Design Review based on criteria that is
adapted for specific areas. In general, projects are approved that retain and preserve
historic character, retain evidence of a building's existence through time, and preserve the
overall integrity of a building. 106 New additions or alterations are to be compatible yet
differentiated from original features and not be destructive to original materials.
Additionally, "deteriorated historic features will be repaired rather than replaced. Where
the severity of deterioration requires replacement, the new feature will match the old in
design, color, texture, and other visual qualities and, where practical, in materials.
Replacement of missing features must be substantiated by documentary, physical, or
pictorial evidence.,,107 The Portland Landmarks Commission also has a demolition
review and delay program for historic properties. This program-is set in place to allow
time for consideration of alternatives to demolition, such as restoration, relocation, or
salvage. 108 Demolition review gives the City authority to deny the request or place
conditions on the demolition of a National Register listed Individual, Historic District, or
Landmark property. 109
Portland has several zoning incentives to encourage preservation and
redevelopment of historic properties, particularly in the central city area. For example,
historic building owners can transfer density and development rights to other properties.
This is often income generating, as the receiver of development rights frequently pays the
historic property owner for this transfer. Changes in density and use in particular zones
105 City of Portland Bureau of Planning & Sustainability, "Summary of Portland Historic Resources
Zoning Regulations," (City of Portland Bureau of Planning & Sustainability: Historic Resources Program,
2007). http://www.portlandonline.com/bps/index.cfm?c=440l2&a=146263 (accessed March 26, 2010).
106 Ibid.
107 Ibid.
108 Ibid.
109 Ibid.
36
also allow for more flexibility of uses in residential, commercial, and employment zones
that would thus increase income potential for property owners. In Employment and
Industrial zones, landmark properties have increased use allowances for Office, Retail
Sales, and Services uses. 110 "The increased allowances recognize that some historic
industrial buildings cannot economically accommodate modern industrial activities due
to design inefficiencies or structural deficiencies and therefore are often underutilized,
neglected and sometimes demolished. The incentive encourages their reuse by providing
more development flexibility and higher income potential for historic landmarks in areas
where non-industrial uses are otherwise tightly restricted.,,111
CONCLUSION
The designatio'n process, financial and zoning incentives, and regulatory design
review processes shape the framework of historic preservation and redevelopment in
Portland, Oregon. Many of these incentives are "stick-and-carrot" procedures that
involve implementing certain preservation standards to receive financial or zoning
advantages. These processes play important roles in determining how buildings are
rehabilitated, what features are preserved, and how new uses are identified. Industrial
buildings are interesting case studies in this framework because their original uses have
often expired or the space is no longer conditioned to support modern industry. Within
the preservation regulatory framework the location, materials, and other features of
industrial buildings identify this building type as an intriguing opportunity for
redevelopment in Portland.
110 City of Portland Bureau of Planning & Sustainability, "Summary of Portland Historic Resources Zoning
Regulations."
111 Ibid. For more information on Commercial allowances in Employment and Industrial Zones, see
Chapter 33.140, Employment and Industrial Zones in the Portland Zoning Code.
37
CHAPTER VI
WHY ADAPTIVELY REUSE INDUSTRIAL BUILDINGS
Until quite recently, the industrial building was virtually ignored by all
but those who built or worked in it. Long thought unimportant by
scholars, unattractive by historic preservationists, and unsuitable for new
uses by businessmen, such structures are now the subject ofconsiderable
interest from all three quarters. For the scholar, the factory may
represent the most important single building type ofthe past 200 years, an
architectural record ofthe technological transformation of Western
Europe and North America that began in the eighteenth century. For the
preservationist, it is now recognized as contributing important evidence of
our social and cultural past; a new concept ofcomprehensive preservation
perceives the mixture ofdiverse building types within a historic
community as more truly representative ofa previous period than the
mere preservation of isolated buildings. And lastly, for the potential
investor, who in the best sense is also a preservationist, industrial
buildings frequently offer easily subdivided interior space, housed within
durable construction that yields higher quality and less expensive space
than could be obtained in a new building ofcomparable size. ii2
-Walter C. Kidney
INTRODUCTION
The purpose of this chapter is to examine the potential of industrial buildings as
resources for adaptive reuse projects. What makes industrial buildings ideal candidates
for adaptive reuse? Why do we look to them as exciting opportunities for development,
preservation, or just an ideal work or living space? Why are they available? Historic
industrial buildings have lost their function in today's idea of how industry should
operate. The massing, location, and size of urban warehouses are no longer necessary for
industry, causing such historic buildings to be under-utilized and neglected. It is
112 Walter C. Kidney, Working Places: The Adaptive Use of Industrial Buildings (Pittsburgh, PA: Ober
Park Associates, Inc., 1976), xi.
38
important to gain a stronger understanding of industrial design to analyze the potential
value and adaptability that can come from redeveloping this building type.
LOCATION
Historic industrial buildings are often in prime locations for adaptive reuse,
usually in urban centers where the heart of industry once existed. Industrial buildings
were built close to railroad lines to have access to the fastest available transportation
during their era. Today some of the railroad lines, especially the service tracks in
Portland's industrial zones, have been converted into local public transportation lines.
Industrial buildings are often located directly on or near the light rail, street car, or bus
systems. This pedestrian focus in the physical environment where people live, work,
shop, and play encourages citizens to use their cars less. 113
Today, industry can rarely afford the high real estate values of urban properties,
nor does industry serve today's needs of the surrounding communities. However,
industrial buildings are in prime locations that can spur economic growth, vitality, and
community revitalization from a number of avenues, including residential, office, retail,
culture and entertainment, public service, and more. The central core of cities is an ideal
place to promote redevelopment in a dense urban environment.
"Density is what it's all about" in marrying historic preservation and adaptive
reuse with the goals of sustainable communities, comments Blair Kamin, architecture
critic, in his Preservation article, "Historic Preservation and Green Architecture: Friends
or Foes.,,114 The density of historic urban areas becomes an ideal setting for sustainable
communities. "If we live densely and don't sprawl, we'll save on energy. And if we
save cities we'll create a demand for the historic buildings within them.,,115 Mass transit,
walkable streets and vibrant cultural attractions are desirable features in dense urban
113 Donovan Rypkema, "Why Historic Preservation is Smart Growth."
http://www.wisconsinhistory.org/hp/smartgrowthlRypkema.asp (accessed January 10,2010).
114 Blair Kamin, "Historic Preservation and Green Architecture: Friends or Foes?" Preservation (March
2010): 33.
115 Ibid.
39
neighborhoods. The adaptive reuse of buildings in Portland's historic industrial areas can
provide spaces to serve these social functions for the area's users.
Urban growth boundaries, a distinct feature of Oregon statewide land-use
planning, are continuously challenged by increasing populations in urban areas. People
have a difficult time grasping the difference between density, a measurement of people in
a given space and crowded, a feeling associated with having too many people around
yoU. 116 Designers have an even bigger challenge of grappling with these concepts in their
work, and how to increase density without the perception of crowdedness. Rehabilitating
industrial buildings may provide one prototype solution to this problem. As Donovan
Rypkema states, "No new land is consumed when rehabilitating a historic building.,,117
Historic industrial buildings in Portland are most often within urban growth boundaries,
and their underutilization makes them prime candidates for increased density without
intruding on undeveloped land. While ground floors are usually in use, upper floors are
often left empty. Mixed-use housing or flex work space could easily be incorporated into
these spaces, allowing people to live near where they work in interesting, familiar
buildings that are massed on a human scale, have access to public transportation, and
increase urban density without impacting the urban or rural landscape.
Industrial building reuse in urban locations also promotes safety and security.
Jane Jacobs, in Life and Death ofGreat American Cities, discusses the concept of "eyes
on the street," referring to the improved safety of an area resulting from an increased
population of permanent occupants. I IS A residential presence implies that more people
are around for more hours of the day, especially in the evenings after businesses close.
Residents come to recognize one-another and gain an awareness of acceptable and
unacceptable behavior on the street. They take ownership over the space and socially
protect that space. Those participating in unacceptable behavior quickly recognize that
people are aware and disapproving of such activities and will find it more difficult to
116 Jon T. Lang, "Privacy, Territoriality, and Personal Space - Proxemic Theory," in Creating Architectural
Theory: The Role of the Behavior Sciences in Environmental Design (Van Nostrand Reinhold, 1987), 147.
117 Donovan Rypkema, "Why Historic Preservation is Smart Growth."
118 Jane Jacobs, The Death and Life of Great American Cities (New York: Random House, 1961),288.
40
continue such behavior. Portland's Skidmore/Old Town Historic District in Portland is
an example of an area that clearly illustrates this concept of "eyes on the street," or lack
thereof. Many of the buildings in this district are only used for certain hours of the day,
and very few, if any, are used for residential purposes. Several architecture firms have
recently commandeered some of the commercial and industrial spaces as their new
offices. Given the stereotypical schedule and long hours of architects, these offices may
be the closest the district currently has to living quarters. Because there is less of an
awareness and permanence of occupants, the district struggles to rise above its perceived
reputation as a crime-laden area with little that promotes a healthy social community.
Gentrification is an important issue to consider when dealing with the adaptive
reuse and redevelopment of historic industrial areas. Joshua Bloom in Economic
Restructuring defines gentrification as "a work used pejoratively by some and to describe
the apotheosis of revitalization by others, has typically denoted the upscale evolution of a
commercial or residential area."II9 Jane Jacobs has a simple explanation. When
neighborhoods become desirable, historic buildings often economically filter up in
value.120 This can push out or have negative impacts on the place's former users.
Gentrification is an important ethical issue to consider in any redevelopment project,
especially if it involves the displacement of people. It is deserving of lengthy research in
its own right. However, while gentrification is important to note as an issue in this thesis,
it is not the focus of the research.
INDUSTRIAL BUILDING DESIGN
Historic industrial buildings are incredibly adaptable by design, and with proper
consideration are set up for a variety of socially and aesthetically compatible new uses.
Proper consideration is necessary to determine a successful new use, even if a myriad of
possibilities are available. "The identification of future uses for redundant industrial
119 Joshua Bloom, "Commercial District Gentrification," in Economic Restructuring, 1.
http://www.preservationnation.org/main-street/resources/public/RMS_Gentrification.pdf (accessed March
17,2010).
120 Jacobs, 193.
41
buildings can be a mystical, even bizarre process pervaded by wishful thinking and gross
optimism.,,121 While designers and consultants can offer unique ideas for building reuse,
it is important to consider the compatibility of a building's conversion with the creative
process for identifying a new use. It is essential to ensure a successful new use or range
of uses that are well-suited to the building environment and provide promising and
flexible opportunities for future uses. According to Stratton, "the key skills are
identifying viable new functions, generating enthusiasm, being flexible and maintaining
momentum." 122
Stewart Brand in How Buildings Learn defines the flexibility and adaptability of a
space as 'scenario-based planning.' Scenario-based planning is a design tool that, unlike
programming for specific needs, encompasses "unforeseeably changing conditions.,,123
Scenario planning explores the driving forces that are likely to shape the future
environment. These include technological, neighborhood, economic, and tenant
changes. 124 Future preservation involves designing buildings that are not only built to
last, but that will remain capable of offering new options for its use. 125 More options for
a building's use will inevitably ensure the resource's longevity. Industrial structures are
particularly susceptible to adaptation due to the availability of capital for investment,
market forces or the introduction of new technologies. 126 It becomes important to design
loosely around technology, as this is the fastest changing component of user needs. 127
The historic buildings analyzed in this thesis were built during the Industrial Revolution,
a time when industry saw rapid changes and advances in technology. Factory and
121 Michael Stratton,ed., Industrial Buildings: Conservation & Regeneration (New York & London: E &
FN Span, 2000), 40.
122 Stratton, 41.
123 Stewart Brand, How Buildings Learn, (New Yark: Viking Penguin), 1994, 178.
124 Brand, 182.
125 Ibid., 184.
126 Blackley, 143.
127 Brand, 186.
42
warehouse design during this era likely foresaw technological advances in mechanical
equipment and industrial forces and thus designed accordingly with anticipation for
future change.
MATERIALS
Industrial Revolution era buildings were built from long-lasting and often locally
made materials, such as heavy timber, steel, and brick, and provide unsurpassed structural
strength that was intended to withstand both fire and the weight of heavy machinery.
These were also considered the best materials at the time for any type of building, but
especially for the intended uses within industrial buildings. This structural capacity has
contributed to an industrial building's ability to withstand long periods of time without
any maintenance or attention. Preservation by neglect, caused by a lack of maintenance
from underuse, inadvertently allows for the retention of historic integrity as long as the
condition does not deteriorate to an irreprehensible state. Aside from integrity, the
condition of these stout buildings is often quite impressive in relationship to age. This is
especially important to recognize when upgrades and code compliance are considerably
daunting for redevelopers of historic buildings. Ideas for interior adaptations necessary
for reprogramming become far more feasible when considering the strength of the
existing structural systems. In addition, the exposed brick, steel and heavy timber post
and beam, among other historic industrial building materials, are key indicators that
connect a building's users to the craft and construction methods that distinguish a
previous era of building practices.
The embodied energy of the materials in historic industrial buildings provides
tremendous value to the building stock of a city. Richard Moe, President of the National
Trust for Historic Preservation, explains the process of "embodying" energy through the
construction and use of a building over time.
Buildings are vast repositories of energy. It takes energy to manufacture
or extract building materials, more energy to transport them to a
construction site, still more energy to assemble them into a building. All
of that energy is embodied in the finished structure, and if the structure is
43
demolished and landfilled, the energy locked up in it is totally wasted.
What's more, the process of demolition itself uses more energy, and of
course, the construction of a new building in its place uses more yet. 128
Donovan Rypkema extols taking advantage of the embodied energy of historic buildings
in sustainable development, saying that smart growth should not entail "abandoning
existing assets.,,129 As landfills increasingly expand with construction and demolition
waste, it is invaluable to take inventory of the material resources already in our built
landscape. Jacobs discusses the purpose of time in a building's embodied energy.
Time makes the high building costs of one generation the bargains of a
following generation. Time pays off original capital costs, and this
depreciation can be reflected in the yields required from a building. Time
makes certain structures obsolete for some enterprises, and they become
available to others. 130
James Howard Kunstler continues the argument in his article, "Home from Nowhere," by
touting the value of historic building construction and design that "paid homage to
history in [the] design[sJ, including elegant solutions to age-old problems posed by the
cycles of weather and light, and they paid respect to the future in the sheer expectation
that they would endure through the lifetimes of the people who built them.,,131 When
America was a far less wealthy nation, buildings were constructed with the expectation
that they would endure. 132
NATURAL LIGHTING & VENTILATION
Prior to technological advances that allowed humans to control temperature and
"comfort" without ever having to interact with the outdoors, buildings were designed to
take advantage of day-lighting, ventilation, and surrounding resources. Naturallight,
passive cooling, and use of local resources not only fit the mantras of today's sustainable
128 Moe, "Sustainable Stewardship."
129 Rypkema, "Smart Growth."
130 Jacobs, 189.
131 Kunstler, 44.
132 Ibid., 43.
44
building initiatives, but are also key characteristics of historic industrial buildings.
Industrial buildings that include these aspects are ideal candidates for adaptive reuse
because they embody sustainable design tactics.
MASSING & OPEN FLOOR PLAN
Historic industrial buildings in Portland are often massed with few stories (usually
no more than five) with large open floor plans on the upper floors to provide space for
heavy machinery, production lines and storage. The open floor plan offers enticing
opportunities for designers with intentions to re-program industrial buildings with new
uses. For example, the open space can allow for tremendous collaboration, accessibility,
and ventilation in an office setting. Large windows and open plans provide day-lighting
for impressive distances on the interior of a building. In several instances, the open floor
plan is an ideal setting. Also, if preservation regulations focus mostly on the exterior of a
historic building, as is often the case, the wide-open interiors are like a blank canvas for
designers who want to add rooms, corridors, and more, without having to contend with
existing wall systems. The "open canvas" floor plan allows for a large amount of
flexibility among spaces, programs, and users. The benefit of offering such versatility
often corresponds with leasing rates and can be quite profitable for developers. However,
open floor plans are often identified as a character-defining feature in historic buildings
that needs to be preserved to retain integrity. This challenge is often met with new and
creative innovations for partitions, room barriers and space allocations that do not impact
the structural integrity of the building.
SMALL BUSINESS POTENTIAL
Historic Industrial buildings are prime locations for small local businesses. New
office towers and buildings are often restricted to large businesses that can afford the
necessary high overhead in such buildings. 133 However, Rypkema attests that eighty-five
percent of all new jobs in America are created by small businesses. He continues that
133 Jacobs, 187.
45
"for most small businesses there are few costs that are controllable, but there is one ­
occupancy.,,134 Warehouses and light-industrial factories can be easily converted to
offices with non-structural, non-intrusive partitions and serve small start-up businesses in
need of affordable workspaces. Historic buildings are often less expensive to rehabilitate
than new construction building and can thus offer lower rents to smaller start-up
companies. The buildings are often smaller in size and mass, which makes them better
suited for smaller businesses. Portland is a city in which small business development
thrives, especially in the creative arena. This may be a result of the creative workforce
Portland attracts with its cultural amenities, recreation, and overall vitality and livability.
Smaller businesses can occupy smaller spaces and pay more affordable rents. This helps
to ensure high occupancy in adaptively reused industrial buildings, an essential
component of any' building's economic and social vitality. The success of these small
local businesses has countless indirect benefits for the surrounding community and
economy. This includes equitable employment for local workers who then support their
local economies. The property and income taxes generated from this relationship create
funding for local public services in the community. Redeveloped industrial buildings fit
the size and usually the cost needs for smaller companies, providing well-located and
interesting work environments for local businesses.
SOCIAL WAYFINDING
Buildings that are familiar in the landscape and have existed for several years
have a social value that new buildings simply cannot match. Such buildings are easily
identifiable and become community-recognized wayfinding marks that help people
navigate though a community. The contention associated with new construction,
disagreeing opinions over design, or the economic and political factors that were
involved with a new building, have long passed in the case of historic buildings.
Familiarity and positive connotations, even if subtle, are often what remains in people's
opinions of a historic place.
134 Rypkema "Smart Growth."
46
A community's societal value of a building is an incredibly strong factor of how
long it will remain extant. The selection of structures for preservation and future
economic capabilities is ultimately subjective to aesthetic values. Public perception and
the acceptance of elements of past culture often determine what is preserved in the
industriallandscape. 135 Beautiful buildings are frequently those that show thoughtful
care in craftsmanship, materials, and architectural details, and that convey an important
message about a community's identity. Communities are far more likely to value and
preserve beautiful and thoughtful design investments made in the built landscape.
In addition to the functional role social wayfinding holds with identifiable
resources, the wayfinding concept can be expanded to address societal memory. Historic
buildings are reminders of who and where we are in a time and place. A collective
understanding of a community's history can be achieved with well-interpreted resources
that contribute to telling the story of a place. Historic industrial buildings that stand alone
or contribute to a greater industrial district, when revitalized, serve a strong social
purpose in navigable and memorial wayfinding.
CONCLUSION
Finally, industrial buildings are often in industrial settings, a built environment
that helps to create the unique cultural fabric of our urban landscape. Industrial buildings
are not big temporary boxes that only survive thirty years, nor are they metal and glass
towers that sear the skyline. There is nothing wrong with either of these building types,
but neither completely contributes to a sense of place that cities should offer. Industrial
buildings are unique examples of designs that are driven by function, are scaled at a size
comfortable for humans and their communities, and connect to a cultural past that we can
learn from, identify with, and appreciate.
Former industrial areas treated with interpretative or museum intentions
frequently present only the establishment's perspectives and memorialize just elite
135 Marion Blockley, "Preservation, Restoration and Presentation of the Industrial Heritage: a case study of
the Ironbridge Gorge," in Managing Historic Sites and Buildings: Reconciling Presentation and
Preservation, ed. Gill Chitty and David Baker, (New York: Routledge, 1999), 151.
47
individuals or companies. It is becoming more evident today that industrial buildings
were also places for a workforce and this significance has gained value as interpretation
tactics have changed. The resources that are preserved with these intentions are often the
innovative or spectacular examples of industry and are not the typical or representative.
One-of-a-kind industrial resources are more landmark-based and require strict
preservation guidelines as they become interpretive sites or museums. Nevertheless, the
more typical industrial buildings have become valuable resources that meet modem
community needs while still conveying the broader historic industrial context.
Industrral buildings were, at their time, socially recognized symbols of regional
resources, progress and development in the west. They were economic engines for
regional industfies and growth. Industry provided jobs that brought in people from all
over the world looking for work and an opportunity to find success in a new place. Local
industries were symbols of the region's progress, and the buildings were designed to
represent this pride associated with industrial developments. Industrial buildings have
helped to shape cultural fabric. Such powerful connections to people, place, and history
make industrial buildings ideal candidates for redevelopment. These buildings are
already social landmarks rooted in place that people identify with and accept as part of
the community's landscape, and that tell the story of our cities.
48
CHAPTER VII
SYNTHESIS OF NATIONAL REGISTER NOMINATIONS
INTRODUCTION
This section provides an analysis of National Register nominations and is
intended as a method for reviewing the history and significance of nominated Portland
historic industrial properties used in the case studies. As a validating document that
determines historic significance, National Register nominations are an important
component of comprehensive case study research. Well-written physical descriptions
carefully explain character-defining features and alterations, while statements of
significance address the historic themes, use, change over time, and relationship to the
broader local and national historic contexts. A synthesis of these documents provides a
solid initial understanding of the case studies in this research as preparation for site visits
and interviews. A review of several nominations helps to narrow the focus and identify
key themes that relate to this study. A selective sample of four individual nominations
and two district nominations were analyzed in this study.136 In the nomination synthesis,
analytical patterns surfaced that question:
• The evolving approaches and expectations for National Register nominations
• Criteria used ·in nominating historic industrial buildings
• The evaluation of integrity in historic industrial buildings
• Differences between individual and district nominations
• The connection between Portland's industrial settings and transportation
developments
• Clustered growth and changes in use over time
• Common character-defining features of historic industrial buildings
136 The nominations include: Northwest Fence & Wireworks Building, Olympic Cereal Mill Building,
Portland Cordage Company Building, Weinhard Brewery Complex, Portland Northwest John M. Tess &
Jeri S. Tess, and Portland Skidmore/Old Town Historic District.
49
• The perception of historic industrial buildings as visual landmarks
• The human or cultural context of a building's space
EVOLVING APPROACHES TO NATIONAL REGISTER
NOMINATIONS
Many of the industrial buildings in Portland, Oregon, were nominated to the
National Register of Historic Places prior to 1990. The majority of earlier nominations
from this research sample were substantially shorter than those written after 1990. They
lack the details and rigorous research of the more contemporary nominations that identify
the buildings' character-defining features, industrial significance, and role within the
broader historic framework.
Overall, regardless of the vintage, several of the nominations lack information
about how the company actually used the significant space. Architectural features,
business timelines, and connection to a broader history were the primary focus, not
connecting these concepts to the building itself. This could be due to the nature of
available research documents. For example, financial records are likely easier to access
than accounts of labor and work experiences. The Portland Cordage Building is an
exception to this concept, as the nomination explains the use of each flOOr. 137
NATIONAL REGISTER CRITERIA
The National Register of Historic Places recognizes four criteria under which
historic properties are considered significant.
A. Associations to significant events or broad patterns of history
B. Associations to significant individuals or groups in history
C. A significant example of architectural style, workmanship, or the work of a
master
D. The ability to yield or potentially yield important information about history
137 Shaff Prohaska & Elizabeth O'Brien, "Portland Cordage Company Building," National Register of
Historic Places Nomination (U.S. Department of the Interior: National Park Service, 1992), Section 8 pg. 8.
50
The buildings considered in this research were all nominated under Criterion A for their
associations with early industrial developments in Portland during the late nineteenth and
early twentieth centuries. Some were nominated under both Criteria A and C, as also
being important examples of architecture. This thesis research considers the ways
industrial buildings balance the specific or broad patterns of local and regional history
with modern users, confirming why the buildings commonly have this criterion for
significance.
EVALUATION OF INTEGRITY
In historic preservation, integrity refers to the significant elements that have been
retained in a historic building. There are seven aspects of integrity that National Register
nominations are required to address in regards to the nominated building, site, or district.
National Register Bulletin 15: How to Apply the National Register Criteria for
Evaluation discusses these seven aspects of integrity, which have been applied to the case
studies and summarized in this synthesis, including, location, setting, design, materials,
k h · .. d.c l' 138wor mans Ip, assocIatIOn, an lee mg.
Location
Location is the place where a historic property was constructed or the place where
a historic event took place. Integrity of location refers to whether or not the property has
been moved or relocated since its construction. 139 None of the buildings from this study
have been moved from their original sites, signifying high integrity of location.
Setting
Setting is the physical environment of a historic property that illustrates the
character of the place. Integrity of setting refers to the character of the place in which the
138 Rebecca H. Shrimpton, ed. National Register Bulletin 15: How to Apply the National Register Criteria
for Evaluation (National Park Service: Department of the Interior, 2002).
http://www.nps.gov/nr/publications/bulletins/nrb15/INDEX.htm (accessed January 13,2010).
139 Ibid.
51
property played its historical role. It involves how, not just where, the property is situated
and its relationship to surrounding features and open space. 140 The selected industrial
buildings were chosen because they are located in central urban settings. In some cases,
they contribute to the overall industrial historic character of the setting, where in others,
the nominated resource may be the last remaining industrial building in the nearby
surrounding that is connected to its era. The Thirteenth Avenue Historic District
nomination describes the setting as an "aggregation of intact historic warehouse buildings
linked by railroad SpUr.,,141 Characteristic features that contribute to the setting include
heavily constructed multi-story buildings, roof top water towers, metal awnings, loading
docks, overhead doors, unpaved roadways, railroad spur trackage, and remnants of old
Belgian street pavers. These are all features that define this industrial landscape. In
adaptive reuse situations, it is likely that the setting will drastically change around the
redeveloped building, unless the resource is in a well-preserved industrial district. Even
still, change is expected. For example, the railroad spur trackage and unpaved roadways
of the Thirteenth Avenue district have been long gone since the district's major overhaul
and transformation into the modern Pearl District.
Design
Design is the composition of elements that constitute the form, plan, space,
structure, and style of a property. It results from conscious decisions made during the
original conception and planning of a property (or its significant alteration) and applies to
activities as diverse as community planning, engineering, architecture, and landscape
architecture. Design includes such elements as organization of space, proportion, scale,
technology, ornamentation, and materials. A property's design reflects historic functions
and technologies as well as aesthetics. 142 Design is connected to multiple components of
a property's significance, relating to both style and function. Particular design features
140 Shrimpton, 2002.
141 John Tess & Jeri Tess, Section 8, SHPO Summary.
142 Shrimpton, 2002.
52
can identify the use of an industrial building and be character-defining even if they do not
necessarily depict the architectural style. Loading docks, freight elevators, and spatial
relationships between public and private spaces are some character-defining features of
industrial building design. Verticality or horizontality in mass, transom lights, and work
entrances are architectural features that convey both style and industrial use by serving an
industrial purpose, yet also become palettes for stylistic details.
In industrial buildings that are purpose-built, meaning those that were designed
for their industrial use, details such as windows and spatial massing may have been
included in a building's design not necessarily to contribute to the architectural character
or style, but instead to reflect its industrial needs. Lighting, ventilation, open floor plans,
and stout structures are features that were historically intended to support the industrial
operation and labor force. It appears as though the purposes intended in the designs are
not generally discussed in the selected statements of significance although both
functional and stylistic components are necessary to contribute to a design's integrity.
Materials
Materials are the physical elements that were combined or deposited during a
particular period of time and in a particular pattern or configuration to form a historic
property.143 Common materials in these Pacific Northwest industrial buildings are brick,
or concrete cladding, heavy timber or concrete structures, and operable windows. It
should be mentioned that such materials were considered the best and most contemporary
building materials at the time of construction for most of these resources. Industrial
buildings were built comparable with similar building methods during their periods of
construction, but also fulfilled a necessity to support heavy loads and provide expansive,
well-lit, and well-ventilated workspaces. Materials are likely the most apparent form of
integrity in all buildings, but being especially true for industrial buildings.
143 Shrimpton, 2002.
53
Workmanship
Workmanship is the physical evidence of the crafts of a particular culture or
people during any given period of history. Evidence of workmanship can demonstrate the
technology of the craft, illustrate the aesthetic principles of a historic period, and reveal
individual, local, regional, or national applications of both technological practices and
aesthetic principles. 144 Workmanship is the evidence of how a building is constlUcted.
Within this research sample, stout buildings with durable stlUctures and exposed heavy
timber post and beam systems are common trends that illustrate how industrial buildings
were expected to be constructed. Integrity of workmanship is clearly depicted and most
significant in buildings that embody their industrial function through noticeable intended
methods of construction.
Association
Association is the direct link between a property and the event or person for
which the property is significant. The other aspects of integrity combine to convey a
property's association. 145 All of the buildings in this sample are considered significant
because of their association with industry, commerce, and architecture, as indicated at the
beginning of each Statement of Significance section. Industry and commerce are general
themes, and many of these buildings illustrate patterns in their character-defining features
that are representative of these general relationships, such as the open floor plans for
factory equipment and warehouse storage, stout structural systems, and specialized
windows for ventilation. However, the buildings are each associated with specific
industries as well, defined by a company's particular history, a distinct labor culture, or
the greater implications of a manufactured product. The industries represented in the
selected nominations had substantial impacts on Portland's establishment as a western
port as well as the city's overall development.
144 Shrimpton, 2002.
145 Ibid.
54
Feeling
Feeling is a property's expression of the aesthetic or historic sense of a particular
period of time. Although it is itself intangible, integrity of feeling results from the
presence of physical features that, taken together, convey the property's historic
character. 146 This aspect of integrity embodies perhaps all of the larger questions of this
thesis that consider how heritage is conveyed. Because feeling can be intangible, it
becomes very difficult to discuss this in National Register nominations. The historic
"feeling" of a place is often alluded to in a Statement of Significance conclusion, in
explaining how a combination of the other elements of integrity collectively contributes
to the overall character. There is little in the selected nominations that discusses the
contributing value of the various components, or what, if missing, would destroy this
aspect of integrity. This thesis analyzes the elements that as a whole can convey the
industrial heritage of a building, but it is fair to suggest that stronger inclusion of integrity
of feeling would better illustrate the overarching character and importance of a place.
Summary of Integrity
In this selection of nominations, the seven aspects of integrity are rarely addressed
in an organized and overt manner. Integrity of materials and design are most frequently
discussed in the Physical Descriptions of the National Register nominations. The
physical descriptions also discuss the ways in which the settings have developed over
time. However, integrity of association and feeling, aspects of socio-cultural historic
value, are often ignored in the nominations. These aspects appear to be less tangible and
more difficult to evaluate and express. Integrity of location, materials or workmanship,
can be discussed in a more explicit manner since integrity of these components is more
accessibly evaluated and addressed. This analysis of integrity ultimately questions what
information is available, researched, and/or considered important in the nomination
process.
146 Shrimpton, 2002.
55
HISTORIC DISTRICTS
A Historic District nomination includes brief descriptions of each property
including the significant history and role as a contributing resource, (primary, secondary,
or compatible-contributing) or a non-contributing resource (based on date of
construction, alterations, or vacancy). The primary question asked of individual
properties in a district nomination in whether or not a property contributes to the
collective character that conveys the district's overall significance. Many districts have
several uses that include but are not limited to residential, commercial, and industrial, and
the Portland districts analyzed in this study were no different. The Thirteenth Avenue
Historic District in Northwest Portland is composed primarily of industrial warehouse
buildings.
The explanation of a historic industrial property in a Historic District nomination
is far different from the Physical Description and Statement of Significance for an
individual property listing. For one, it is not feasible to expect a researcher to provide the
same amount of information for every building in a district that is necessary for an
individual property listing. Also, district nominations generally focus on how the
resources contribute to the overall character of a district, focusing more on setting and the·
collective identity that contributes to the overall historic landscape.
CHARACTER-DEFINING FEATURES
When a building is described in a nomination, several character-defining features
are included to illustrate the physical characteristics of building. What is often missing,
however, is how these details relate to human, cultural, and industrial use. Upon closer
analysis, cultural and industrial themes can be gleaned from what appear to be stylistic or
material characteristics. Several features stand out from this research sample as
character-defining features of industrial buildings in Portland. These patterns help typify
the city's industrial building type. A close analysis of the character-defining features
discussed in the nominations identify key components to look for and understand when
conducting the case studies.
56
Height Variety
Several of the buildings could be more comparably described as building
complexes. As industrial companies grew, they often added on to their existing
buildings, made space for new equipment, and created warehouses for their stock. The
resulting height variety in these complexes is highly character-defining of the resources
and the industry's growth. The relationship of massing to a building's change over time
as a response to a growing company is easily observable and frequently discussed in the
sampled nominations.
Style
Nominations analyzed in this research reflect a number of architectural styles that
include Late Victorian Romanesque, Industrial-Italianate, and Sullivanesque. Regardless
of the architectural classification, it is interesting to note that the buildings reflect the
popular building styles of their eras. These industrial buildings were designed with the
same ornamentation as governmental and commercial buildings, but were overlaid onto
the massing, structure, and plans more typical of industrial buildings.
Ornamentation
A high level of ornamentation is often applied to historic industrial buildings and
is discussed in the nominations' physical descriptions of character-defining features. It is
perceivable that industrial developments were a strong part of regional identity and
buildings held a stronger representation of this pride. Many Portland historic industrial
buildings are associated with industries that helped develop the early city and are
considered regional pioneers in the city's economy.
Another, more practical reason suggests that the purpose of the building and the
technologies available at the time had enormous impacts on industrial building
construction. For example, because indoor air conditioning did not yet exist, more
windows were necessary to control ventilation. The need for multiple windows created
57
the opportunity for more ornamentation. Labor and craftsmanship were far less
expensive in the late nineteenth and early twentieth centuries than they are today,
suggesting that the ornamentation is simply a reflection of both value and design
expectations of building construction during this historic era.
Historic Windows
Windows are a noteworthy aspect of historic buildings, often lively discussed in
preservation and always included in a National Register nomination. Fenestration is an
important element of a building. It sites a building in relation to the surrounding natural
space, takes advantage of daylight, and connects users to their outdoor environments.
Fenestration provides opportunity for a designer to include details that express
workmanship, style, and aesthetics. In historic industrial buildings, operable windows
served a more functional role by providing ventilation for industrial workers. This aspect
is rarely addressed in the nominations.
TRANSPORTATION & SETTING
Transportation is an important theme defining the significance of historic
industrial buildings, and its connection is most evident in a property's setting.
Transportation has played a critical role in the development of urban industrial settings
and has especially impacted the conditions necessary for effective adaptive reuse
projects. Manufacturing plants and warehouses were designed simultaneously with
transportation lines, due to the necessities of shipping, railroads, and later trucking.
Portland took full advantage of the Willamette and Columbia Rivers, and the urban
industrial core quickly grew up around the river's edge. The transcontinental railroad
lines intersected the industrial area for both ease of transport and shared topographical
conditional requirements. The Federal Highway Administration designed interstate
freeways to skirt downtown areas and connect cities to one another across the country.
Modern industrial sites are now often located along the interstate highway system for
easy access to this paved transportation network. Transportation and industry have
58
clearly been and continue to be inherently connected in any era. Transportation
developments drastically defined and impacted urban industries of all types, as the
transport of goods was integral to the industrial process. An area's location and setting
should convey these relationships. Railroad spurs, river docks, and loading areas are
common features seen in Portland industrial settings with high integrity. The National
Register nominations discuss the relationship between the industrial resource and
transportation at great length. It appears as though the explanation of local transportation
developments has become an acceptable framework in which to discuss the historic and
contextual background of a resource in its nomination.
CHANGING USE
Industrial-based companies have, according to Statton, "traditionally opted to take
over or adapt existing buildings rather than plan afresh.,,147 As a means of saving money,
especially when an industry's future is unpredictable, compatible factory and warehouse
reuse provided affordable opportunities for companies to start-up, or grow without losing
momentum. "By adapting existing buildings, firms avoided the major interruption to
work necessitated by clearance and building anew.,,148 Thus, an industrial building's
change over time is a typical and inherent component of a building's history.
Many industrial buildings can be referred to as use- inspired designs. Properties
that were designed for their industrial use may often retain character-defining elements of
this period, such as transom lights for better light and ventilation, but rarely are properties
occupied by users that have been there for several decades. Businesses grow and change,
and changing property types reflects this. If successful, the original owners will often
move to a new, larger space that better represents the changing needs of its growing
company, and a newer startup company may move in, make adjustments to fit its needs,
and flexibly accommodate the new space. Edward Muller corroborates this notion in his
lecture, "Industrial Preservation: Connecting People, Place and History," by saying that
147 Stratton, 40.
148 Ibid.
59
industrial buildings are "quintessentially part of ordinary or vernacular landscapes, [and]
represent multiple layers of time and cultural activity... [Industrial sites are] inherently
and recognizably dynamic.,,149 Adaptive reuse becomes an intrinsic component of a
building's life cycle.
Depending on the degree of a company's desire to alter and change its space, the
building's ability to convey its occupancy is greatly impacted. National Register
nominations appear to address either the first industrial activity of a building, or the
industry that had the heaviest hand in leaving an impression of a particular occupancy.
The nominations list several occupants and users of industrial buildings
throughout a building's life. With effective adaptive reuse, redevelopers can add to this
continuum with a new set of occupants and users. It is communally beneficial that
contemporary developers find modern uses for these buildings that serve the surrounding
communities. This prolongs a buildings social value and provides the opportunity to
preserve and convey its cultural beritage.
VISUAL LANDMARKS
Nearly all of the individual building nominations include a statement about the
resource's role as a visual landmark in the neighborhood or community. Although a
building's function as a "visual landmark" holds no weight in its evaluation for National
Register status, this statement appears to commonly be included in nominations to bolster
evidence for its significance as a primary resource. However, a building's role as a
visual landmark may serve an important role in sharing industrial heritage with a
community through wayfinding and prominent landmarks. On-site evaluation provides a
more informative evaluation and consideration of this concept.
149 Edward K. Muller, "Industrial Preservation: Connecting People, Place, and History," Sixth Annual
Fredric M. Miller Memorial Lecture, (City Museum of Washington, 2004).
60
HUMAN & CULTURAL CONTEXT
The focus of architectural style in contrast to cultural significance is a common
conversation in the preservation field. It is often argued (including in this thesis) that
architectural details often outweigh the importance of the social life and human
interaction that occurred in the space. Cultural significance should be considered in a
discussion of style and character-defining features, because this human component is
often the catalyst for the features of a building's design. In the case of industrial
buildings, function and form determined a building's human and mechanical efficiency,
and then informed its architectural style.
In general, the majority of the reviewed National Register nominations
unsuccessfully identified the relationship that connects human historical context to the
building's significan~e and character-defining features. It appears as though it is
common to explain a building's use through the story of the business operations of the
company, not the human context of the space's main users. A more detailed focus on
cultural heritage would question how people interacted with the space, or how effective
the space was for the particular industry.
CONCLUSION
National Register nominations are valuable tools for assessing a property's
significance and identifying features and "stories" that are to be preserved,. conveyed, and
carried through a building's life, regardless of its new use. The historic integrity of the
resource is comprised of the preservation of such features, although some aspects of
integrity garner more attention than others. The federal government views the
nomination process as the first step to document a building and then to determine
eligibility for financial incentives to restore, rehabilitate, or repurpose a historic building.
Industrial buildings are particularly interesting in this process because while they change
over time, their significant "story" becomes connected with what is most evident in the
building's form or in available research. As nomination research follows the path of least
resistance to defining its significance, the original occupants of the building most often
define the period of significance and the contributions to broad patterns of history.
61
Industrial buildings appear to most always have been purpose-built, constructed by the
company for its industrial use, highlighting the original story in the building's form and
design, through the relationships of interior space, lighting conditions, or permanent
signage on the exterior. In many ways, the nomination process then defines the
emphasized history of a building. The case studies address the specific nominations for
each building in an analysis of the relationships among the significant history, character­
defining features, and modern use, highlighted by the philosophies that drive the
redevelopment process.
r--------------,--------- ---------------
62
CHAPTER VIII
CASE STUDIES
INTRODUCTION TO CASE STUDIES
The following case studies analyze five adaptively reused properties in Portland,
Oregon, unified by their central locations in the city, listing on the National Register of
Historic Places, and industrial histories. The historic buildings and their new uses are:
• Weinhard Brewery Complex - Brewery Blocks, Block Two: 1131-1133 West
Burnside Street, Portland, Oregon
• Crane Company Building - Crane Lofts, 720 Northwest Fourteenth Avenue,
Portland, Oregon
• Northwest Fence and Wire Works Building, 400 Northeast Eleventh Avenue,
Portland, Oregon
• Olympic Cereal Mill Building - Olympic Mills Commerce Center, 107 Southeast
Washington Street, Portland, Oregon·
• Portland Cordage Company Building -Bridgeport Brewing Company and studio
spaces, 1313 Northwest Marshall Street, Portland, Oregon.
The case studies will describe the building through their character-defining features,
history, and modern use. Interviews with project developers inform the research of the
process, intuitions, challenges, and impetus behind industrial adaptive reuse projects.
Information from site visits allows for evaluation of the on-the-ground effectiveness of
preserving and sharing a building's industrial heritage.
The success of the projects is determined by leasing feasibility, preservation of
character-defining features, and the ability to share the building's industrial history. Most
of these projects aimed to receive Federal Rehabilitation Tax Credits or state Special
Assessment incentives as part of the project funding package which requires seemingly
63
more rigorous preservation standards. Not all received this incentive and some are still in
the evaluation process, which elicits interesting questions about the challenges of
preserving integrity in industrial adaptive reuse, compatible new uses, and the success of
the tax credit process itself.
The chosen case studies represent industrial buildings in Portland that were
constructed between 1887 and 1922, during thirty-five years of tremendous industrial
growth for the city. Several of the character-defining features of these buildings are
similar and suggestive of the collective features of Portland industrial buildings. In
general, these features include brick and concrete building materials, as well as concrete
and timber structural systems and expansive lighting conditions. Most of these buildings
are actually conglomerates of several building components that were added to over time
as the industries grew. The industrial settings of all the case studies share characteristics
of being closely tied to central downtown locations, proximity to railroad lines or spurs,
and have industrial developments in the surrounding area. In many cases, these
significant buildings are the best or only examples of successful adaptively reused
industrial buildings in their respective neighborhoods and are each the most effective at
conveying their industrial use in comparison with other surrounding buildings.
64
CASE STUDY 1: BLITZ WEINHARD BREWERY COMPLEX
(BREWERY BLOCKS, BLOCK TWO)
Introduction
This case study analyzes Block Two of the Blitz Weinhard Brewery complex,
located at 1131-1133 West Burnside Street (See Figure 2). The complex originally
comprised of four buildings, the Brewhouse, Hop and Malt Building (1907), Ice and
Power plant (1906), Condenser Building (1906), and Cellar Storage Building (ca. 1940).
See Figure 3 for site plan. The non-contributing Cellar Storage Building was recently
demolished and replaced with a modern ten-story office building as part of the 2006
redevelopment. There are buildings on nearby blocks that were also part of Weinhard's
enterprise. The complex was originally constructed for Henry Weinhard's establishing
Figure 2: Weinhard Brewery Complex, Northwest corner, (image courtesy of GBD Architects).
65
brewery, which was founded in a different complex immediately west of the subject site
in 1862. The Weinhard Brewery complex was nominated to the National Register of
Historic Places in 1999. John & Jeri Tess of Heritage Consulting Group wrote the
nomination for Gerding Edlen Development Company, then and present owners and
redevelopers of the building.
NtI I~~ /r-u!=J.
1'101.-1'01 WEIMlt"r.p f1ItEWIi~'(
t'll4'#l \tOVSE :X:U t Pollet.
K~l,.r It'!> , tkf$ ~ fl.HJi
11D, 110ft
@ ut'lleNse~&IA.
'T~
(,ElJ..J'oE. ~\tl.
I~to~
~LOa. e.1
Figure 3: Weinhard Brewery Complex Site Plans, (Sources: Weinhard Brewery Complex
National Register of Historic Places Nomination and Portland Maps).150
Physical Description
The Weinhard Brewhouse is a six-story building with brick walls and a stone
foundation and is an "outstanding example of early brick industrial construction in the
City of Portland." Its Romanesque Revival style is characterized by the building's heavy
corbel cornices, supporting parapets, brick construction, segmental relieving arches, and
150 John Tess, "Weinhard Brewery Complex," National Register of Historic Places Nomination, (United
States Department of the Interior: National Park Service, 1999), Section 10, pg 4.
Brewery Blocks, Block Two, 1131 West Burnside Street, Portland Maps,
http://portlandmaps.com/detail.cfm?&nofooter=no&activetheme=Property&action=Explorer (accessed
April 28, 2010).
66
height variety. The malt and hop section of the building, facing Twelfth Avenue, is four
stories tall. The industrial characteristics include its large massing, brick smokestack on
top of the brewhouse, storage tanks, and signage embedded in the brick exterior that
identifies the building with the company. A stone plaque is mounted above the doorway
that reads, "H. Weinhard, Brew House, 1907" (See figure 4).
Figure 4: Historic sign identifies place as H. Weinhard Brew House. It
includes the 1907 construction date. A historic window is centered above.
(Photo taken by author, 2010).
The windows consist of three large openings on the ground floor, divided by
wood transoms and mullions. According to the National Register research, these
windows have been slightly altered, simplified from their original three horizontal
divisions and multi-paned transoms. Smaller segmental arch windows, three per floor,
are aligned above the first floor openings. Gerding Edlen Development rebuilt the
windows and reached a close match to the historic fenestration. ISI
151 Mark Edlen, Interview, Portland, Oregon, April 9, 2010.
67
The Weinhard complex contained several features that define industrial buildings
as effective models for adaptive reuse. Mark Edlen, project developer and co-founding
partner of Gerding Edlen Development Company, is drawn to the "incredible glass lines"
of industrial buildings, specifically to their potential to evoke an unbelievable quality of
light for modern users. 152 High ceilings and exposed brick and timber also stand out to
Edlen. The timber can be expressive of the regional historic timber industry in the
Pacific Northwest. In many ways, the wood materials are a way to share the region's rich
timber history. 153
History
The Weinhard Brewhouse is one of the oldest structures in Portland's northwest
industrial and warehouse area. This complex, designed by Whidden & Lewis, was listed
in the National Register of Historic Places as significant under Criterion B for being
associated with Henry Weinhard and Paul Wessinger, the company's two most prominent
owners. The complex is also considered significant under Criterion C as an excellent
example of Romanesque Revival industrial architecture. The nomination was later
revised to also denote the building's significance under Criterion A for its association
with significant patterns in history, specifically as the most prominent brewery in
Portland during its time.154 Figure 5, below, shows the historic interior of the building in
its industrial operation.
Henry Weinhard immigrated to Oregon from Germany in the 1850s and started
his brewery in the Portland area in 1862. 155 The nomination research indicates that the
majority of the brewers in Portland at that time were of German descent and that
152 Edlen, 2010.
153 Ibid., 2010.
154 John Tess, "Weinhard Brewery Complex," National Register of Historic Places Nomination, (United
States Department ofthe Interior: National Park Service), 1999. This revision was made in 2000 by
Historian and Nomination Reviewer, Paul R. Lusignan.
155 John Tess, Section 8, pg. 1.
I
!
I
68
Weinhard also shared this ethnic heritage. 156 It can be generalized from the nomination
research that Weinhard took great care in the well being of his workers. 157 The brewery
had its own saloon and workers had access to free beer throughout the workday.I58
Weinhard also constructed a Lutheran chapel near the brewery to serve the prominent
religious sect of his German immigrant workforce. I59
Figure 5: Historic photograph of employees inside the Weinhard Brewery (Photo courtesy of Gerding
Edlen Development).
156 John Tess., Section 8, pg. 1.
157 Ibid., Section 8, pg. 6.
158 Ibid.
159 "The Germans," in Immigration: Journey to America, http://library.thinkquesLorgI20619/German.html
(accessed March 4,2010).
I,
69
The Weinhard Brewery also played a prominent role in Portland's community
development. The company persevered through Prohibition by producing near-beer, root
beer, ginger-ale, syrups, soda water of all flavors and crushed fruit drinks when beer was
not a legal beverage. 160 They also maintained a bottling franchise with 7-Up and Coca
Cola, and sold fountain supplies and equipment.161 Weinhard's survival of Prohibition
was rare among breweries in Portland, but further solidified the company as a steady
element of Portland commerce.
In 1928 Weinhard merged with Arnold Blitz's POltland Brewing Company and
formed Blitz-Weinhard Brewing Co, which lasted until 1979.162 For reference, in 1968
the brewery employed 200 people and produced roughly one-third of the state of
Oregon's beer. In 1979, the company was sold to Pabst Brewing Company of
Milwaukee, WI, then G. Heileman Brewing Co. in 1982, then Stroh Brewery Co. in
1996, the 4th largest brewer in nation. When Stroh merged again in 1999, the Portland
operation was closed and the buildings were vacated. 163 The 1906-07 brewery buildings
are considered a visual and social landmark in Portland as a "testament to one of
Portland's most successful businesses, started by Henry Weinhard in 1862.,,164
Modern Use
The Brewery Blocks redevelopment project was completed in 2006 by Gerding
Edlen Development along with GBD Architects, KPFF Engineering, Glumac
Engineering and Hoffman Construction Company. Both companies now have offices in
Block Two, which has been identified as "urban retail," "creative class A office space,"
and includes three levels of underground parking.165 These classifications apply to both
160 John Tess, Section 8, pg. 9.
161 Ibid.
162 Ibid.
163 Ibid., Section 8, pg. 11
164 Ibid.
70
the historic elements of the block, plus the new ten-story office building that was
constructed on the east side of the block, which is where the developer's and architect's
offices are located. Through an elevator connection, the new building became the
historic building's "seismic bridge." Promotional material about the Brewery Blocks
claim that the new tower building incorporates design qualities and materials of the
"classic" warehouse buildings of the Pearl. 166 Block Two of the Weinhard Brewery
complex achieved LEED Gold rating and won the 2004 ACEC Oregon - Engineering
Excellence Project of the Year award. 167 The smokestack restoration and seismic
stabilization, while expensive and tenuous, demonstrated the company's commitment to
the buildings preservation of character-defining features. Gerding Edlen Development
looked at the smokestack preservation "as the right thing to dO.,,168 This statement
resonates with Gerding Edlen Development's overall philosophies about historic
preservation, that it is their social obligation to both contribute and retain a more
interesting city. 169 Interior and exterior views of the Ice House and Power Plant can be
seen below, now the courtyard for Henry's Tavern, with its retained brick shell and now
open air interior (Figures 6 and 7). There are marketing benefits of historic preservation
as well, and the company certainly took advantage of this in its leasing strategies. Also,
Henry's Tavern, the main tenant in the historic building, references the building's
smokestack on its webpage as an iconic element of the building's history.170
165 GBD Architects, Inc., "The Brewery Blocks, Portland, Oregon," Promotional Material, 2010.
166 GBD Architects, Inc., "The Brewery Blocks, Portland, Oregon," Promotional Material, 2010.
167 Ibid.
168 Edlen, 2010.
169 Ibid.
170 Henry's Twelfth Street Tavern, http://www.henrystavern.comlpage/history (accessed March 1,2010).
71
Figure 6 (left): Exterior of Ice House and Power plant building with retained smoke stack and
modern addition in background (photo by author, 2010).
Figure 7 (right): Interior of Ice House and Power Plant building, now an open air courtyard for
Henry's Tavern (photo by author, 2010).
Unique Considerations
The unique industrial exterior of the brewery stands out as an icon of Northwest
Portland's industrial history, especially given the preserved and restored smokestack.
Since the building's interior has undergone substantial alterations due to changes in
technology, equipment, and use throughout the years, the interior retains little integrity
that reflects a historic brewery. Henry's Tavern is the space that is most accessible to the
public. Aside from some exposed brick and covered timber columns, Henry's falls short
in conveying its history. There is however, plenty of opportunity to interpret the German
heritage of both the historic workers and Weinhard himself, and to share the experience
of an important ethnic group in Portland's industrial history, especially in the beer
industry. Henry's Tavern serves a retail connection to the beer industry providing a clear
connection that incorporates the significance of the historic space and use with the
marketing and customer "experience" of the place.
72
The historic tower offices also offer a unique situation to convey the brewery
story. According to Edlen, there is a high-finished brewmaster's suite on the sixth floor
of the Condenser Building. This room has vaulted ceilings, mahogany paneled wainscot,
and classical pilasters with lions' head carved Corinthian capitals.!7! There is also a
movie screen in this space that was historically used to show films about the brewery.
The room has been preserved intact and is now used as a conference room. Edlen can
picture the brewmaster upstairs with his staff members saying "You must make good
beer today!" while he bangs on the pUlpit.172
In this building, the interior spaces are not necessarily well suited for their modern
use. The Condenser BuildingTower, for example was not well laid out for conventional
office space, and the developer had some difficulty finding tenants who could make use
of the space.!73 Edlen identifies overcoming these challenges by finding compatible user
patrons that "embrace the historic nature of the place," such as Diesel, a retail clothing
store looking for a gritty brick interior scene, or Henry's Tavern, which really ran with
the marketing of the brewery story.
The Weinhard Brewery Complex redevelopment was closely tied to specific
connections to Henry Weinhard and his brewery. The signage on the buildings offers an
overt tie to the past, and Gerding Edlen Development, along with some of the tenants,
took the history into consideration when naming both the historic spaces and the
associated new construction projects. For example, the Henry and Louisa, referencing
Mrs. Weinhard, are two new residential towers constructed on Blocks Three and Five,
respectively. Portlanders can strongly relate to the Weinhard history. There were
generations that grew up around the brewery, that worked there, and that bought
Weinhard's beer.!74 Generally, the historic complex "harkens back to another era,
I7l John Tess, Section 7, pg. 7.
172 Edlen, 2010.
173 Ibid.
174 Ibid.
another generation.,,175 The Weinhard complex is one of the most prominent reminders
of the industrial history of this neighborhood.
175 Edlen, 2010.
73
74
CASE STUDY 2: CRANE COMPANY BUILDING (CRANE LOFTS)
Introduction
The Crane Building, located at 710-712 NW Fourteenth Avenue (old address is
160-164 North Fourteenth Avenue) is a primary contributing resource in Portland's
National Register-listed Northwest Thirteenth Avenue Historic District (See Figure 8).
This Commercial style six-story warehouse was designed by Portland Architect W. C.
Knighton. It was built in 1909 for the Crane Company, a nationally known operation that
manufactured piping equipment and plumbing materials. Although Knighton had the
opportunity to impress his own architectural features on the building, this Crane Building
was similar to other buildings owned and operated by the company throughout the nation.
Figure 8: The Crane Company warehouse, now residential Crane Lofts in the Portland Northwest
Thirteenth Avenue Historic District (photo by author, 2010).
75
The Crane Company warehouse has been recently redeveloped into residential lofts by
Guardian Management Company.
Portland Thirteenth Avenue Historic District
A six-block corridor of early twentieth century industrial warehouses makes up
the Portland Thirteenth Avenue Historic District. The resources are in close proximity to
the railroad via spurs, illustrating the primary transportation means utilized during the
building's original era. The district developed as a regional distribution center in the
early twentieth century due to the area's central location and integration with
transportation. Common building materials in the district include heavy masonry and
concrete with timber, steel, and concrete framing in the heavily constructed multi-storied
quarter-block buildings of the district. Other characteristics include roof top water
towers, metal awnings, loading docks, overhead doors, unpaved roadways, railroad spur
trackage, and remnants of historic Belgian block street pavers. The district was
nominated to the National Register of Historic Places in 1983 for the intact industrial
character and historic industrial context this group of warehouse buildings represents.
Physical Description
The red brick Crane Company Building faces west on a prominent industrial lot in
the historic district and comprises of two interconnected building components. The
western half of the building is a six-story tower while the eastern half is an attached
single story space that expands the building footprint along Thirteenth Avenue (see
Figure 9 for site plan). The building has a steel reinforced concrete structure that was
stoutly designed to handle the storage and manufacture of plumbing and steam-fitting
supplies. The exterior is marked with the company's name carved with raised lettering
into a stone pediment in the center bay of the west elevation, above the building's main
door, and is also painted on the southwest corner. This entrance has a set of double-hung
wood doors, each with a single glass panel, flanked by sidelights and a four-light
transom. The ground floor windows are characterized by their height that "rise from the
76
stone base and almost reach the second floor level.,,176 The remaining windows on the
building are a series of 1/1 double hung wood sash and visually rationalize the building
into horizontal floors, emphasizing its Commercial style. The Crane Company building
contributes to the overall industrial setting of the area with its characteristic warehouse
presence.
Figure 9: Crane Company Building site plan showing building complex on south end of
block (courtesy of Portland Maps).177
The interior of the building has a retail tenant and a clothing design company on
the ground floor. The second floor is highly finished office space (see Figure 10). A safe
from Crane Company's era remains intact and is visible on the second floor (see Figure
11). The upper warehouse floors are of concrete construction with operable wood
windows and an exposed brick envelope. The modern studio apartment construction has
176 John M. Tess & Jeri S. Tess, "Thirteenth Avenue Portland District Nomination," National Register of
Historic Places Inventory - Nomination Form, (United States Department ofthe Interior: National Park
Service, 1983), Section 7, pg. 61.
177 Crane Company Building, 720 NW 14th Avenue, Portland Maps, http://portlandmaps.com/
detail.cfm?action=Explorer&propertyid=R596051 &state_id= IN IE33AD%20%2099000&address_id=&int
ersection_id=&dynamic_point=0&x=7642163.52126&y=686211.725984&place=NO%20ADDRESS%20
AVAILABLE&city=PORTLAND&neighborhood=PEARL&seg_id=O (accessed April 28, 2010).
77
taken advantage of these features, along with carefully added wall partitions, finished
bathrooms and kitchens in each apartment.
Figure 10 (left): Crane Building Second Floor wood finished interior entry (photo courtesy of Crane
Lofts).
Figure 11 (right): Crane Company safe on building's second floor, (photo courtesy of Crane Lofts).
History
The Crane Company Building is considered significant for its association with the
nationally known Crane Company and as an excellent example of W.e. Knighton's
architecture. Throughout its history, the building was mostly used as a warehouse for the
Crane Company, although manufacturing and office activities also took place in the large
tower. This wholesaling company developed branch houses in areas they speculated were
profitable in sales. The Portland branch was established earlier in 1893 at Twenty Front
Street and moved twice more before constructing this building on Thirteenth Avenue.
The Crane Company remained at this location until 1964 when it sold the property to
78
American Rag and Metal Co. and Wiping Cloth Co., later named Pioneer Sterilized
Wiping Cloth Co. This rag manufacturing company was the owner at the time of the
nomination and later sold the property to Guardian Management Company who
redeveloped it.
Crane Company buildings in other cities shared the same general appearance as
the Portland building, each having only slight variations. The nomination implies that the
common design features leads one to believe that the company may have had general
building plans that they made available to local architects and then allowed the architect
to add his own personal touch to the building.,,178 That said, the building is favorably
associated with Knighton's architecture and is considered to be one of the most
architecturally distinguished buildings in the historic district. The building, revered as a
significant piece of architecture at the time of construction and "considered a notable
addition to the warehouse district, remains a primary resource depicting the character of
the area."I79
Modern Use
In 2007 the building was renovated and redeveloped by Guardian Management
LLC. SERA Architects was the designer on the project. Today the first and second
floors of the tower are offices that serve retail and Guardian Management's headquarters,
while the rest of the building is residential lofts. A restaurant space is intended for the
single-story eastern portion of the building (See Figure 12). Two penthouse suites were
constructed on top of the historic building to assist with the financing for the project.
SERA, the architecture firm assigned to the project explains the redevelopment on the
firm's website.
178 John Tess & Jeri Tess, Section 7, pg. 63.
179 Ibid.
79
Figure 12: Southeast view of Crane Company Building. Single-story restaurant space is
currently under renovation (photo by author, 2010).
The renovation design for the building includes a seismic upgrade and
conversion of the original six story structure into a combined retail, office
and apartment building, with the addition of one level on the roof to
accommodate two penthouse condominiums. The former one story staging
area includes 8,500 sq ft of restaurant space. The basement of the building
contains parking and storage. I80
The building's website now boasts its opportunity for quality residential living in the
Pearl district with thirty apartments and two penthouse condos. Retail ~nd restaurant
spaces occupy the bottom floor. Although the Crane Lofts website highlights the
elegance of living in the historic Pearl District and notes the building's importance for its
architectural value and as a historical landmark, it says little to connect the building to the
specific history of the Crane Company.I8I
180 SERA Architects, http://www.serapdx.com/project.php?catcgory=1&project=106 (accessed February
24,2010).
181 Crane Lofts, website. http://cranelofts.coml(accessed February 24, 2010).
80
Guardian Management Company knew they wanted a vertical mixed-use project
out of the Crane Company Building redevelopment. They also knew that the building
was unreinforced masonry construction, which would require a challenging seismic
upgrade. Seismic upgrades often become the most difficult hurdle in historic
redevelopment projects. The first seismic engineer consulted by Guardian Management
Company suggested that shotcrete be used as a shell inside the building to provide a
structure that would be like its own modem building inside the historic brick envelope.
Not only did Guardian Management realize that this treatment would not be approved by
. the National Park Service, they were also concerned about missing out on a well
recognized marketing component with the exposed brick interior walls and historic wood
windows. 182 Their tenants see these as highly attractive and desirable features (see Figure
13).
Figure 13: Crane Loft interior highlighting brick walls, operable historic windows, and the
exposed ceiling (photo courtesy of Crane Lofts).
KPFF, an engineering firm more experienced with preservation projects was then
consulted to come up with a better plan, which was approved and implemented. Now, in
the hallway by the elevator, there is an extremely solid exposed concrete archway. Ross
182 Ross Cornelius, Interview, Portland, OR, April 23, 2010.
81
Cornelius, Crane Building Project Manager marveled at the amount of steel that
reinforces this concrete structural upgrade. I83 The structure is thicker at the bottom and
tapers in girth as it increases in height, very similar to the historic unreinforced round
columns that once served the building. The historic columns remain in the building
juxtaposed against the new structure, offering a differentiated yet compatible approach to
the building's seismic upgrade (See Figure 14). Horizontal steel beams tie the building to
the concrete and steel while small square steel columns brace the building vertically. A
specialist was required to come in and prove that in the case of a fire, people would have
enough time to exit the building before the steel melted. This defense successfully in
appealed the fire department's request to encase the steel in drywall. 184 .
Figure 14: Corridor illustrates both the concrete seismic upgrade as well as the retained
historic unreinforced concrete columns (photo by author, 2010).
183 Cornelius, 201 O.
184 Ibid.
82
Guardian Management was not the only company that considered the Crane
Company Building for redevelopment. Cornelius reckons that everyone in town looked
at this building, and all saw it as a potential condo development project, but no one could
figure out how to make it financially pencil. 185 Guardian Management found a solution
by offering its own company headquarters as the anchor tenant on the bottom two floors,
which made lending on the project much more feasible. 186 Figure 15 illustrates this
office space that was historically finished with decorative columns and wood finishes.
Figure 15: Second Floor space was given a high finish to serve the historic Crane Company offices
and is now occupied by Guardian Management Company. (Photo by author, 2010).
To Guardian management, the Crane Building Redevelopment was not
necessarily intended to make a potentially lucrative profit, even with the incentive of four
million dollars in Federal Rehabilitation Tax Credits to help fund the project. The tax
185 Cornelius, 2010.
186 Ibid.
83
credits, along with two penthouse suites built on top of the historic building, had become
necessary just to make the project pencil. Cornelius reflects on the challenges of securing
tax credits. "Looking back, I would tell someone to think very carefully about a tax
credit project. We spent more money than we had planned on, and it was a very
complicated and difficult process to get the tax credits.,,187 The benefits for this project
were about getting into the desirable Pearl District, about the company owning its own
building, and about proving that Guardian Management is capable of managing·and
successfully executing a historic redevelopment project. 188 This opens up a whole new
genre of business for the company, indicating that the Portland real estate market has
recognized a value for developers experienced in the complicated yet promising process
of adaptive reuse and historic redevelopment.
Unique Considerations
Because the Crane Company Building is part of a historic district, the industrial
context of the surrounding setting becomes an important component of conveying the
building's heritage and significance. The district nomination discusses how the various
resources contribute to the overall character of the area, and it can be supposed that the
interpretive angle of this redevelopment project had similar intentions. However, the
Crane Company adamantly carved and painted its name on the main elevations of the
building, allowing the building to depict its more specific history through time. There are
several other industrial buildings on the surrounding blocks. The Crane Building and the
nearby Avenue Lofts seem to perhaps serve better economic and social uses of the
historic resources in contrast to the storage units in the next-door warehouse, or the
ground floor light industrial use in the building across the street.
In residential scenarios, it is important to give tenants the opportunity to impress a
space with a person or family's own personality and character. The modern wall
partitions that make up the studio residential spaces are impressionable in their modern
187 Cornelius, 2010.
188 Ibid.
84
uses, while the historic features, such as the exposed brick interior and double-hung
windows, remain as unmaleable expressions of the past. These historic features are
perhaps the most aesthetically desirable attributes of the residential space, providing an
interesting overlay of historic character-defining features and modern individuality in this
building.
Lizard Lounge, a retail clothing company on the ground floor, has taken full
advantage of the historic character of the building and its industrial use. Industrial metal
carts are used to display clothing, while historic scales and adding machines become
decor in the retail space (See Figure 16). It appears as though there could be opportunity
to interpret the relationship of this equipment to the Crane Company history while still
retaining an appropriate balance of the space as a retail store, not as a museum.
Figure 16: Crane Company Building ground floor occupant, Lizard Lounge retail clothing
store makes effective use of industrial equipment by displaying merchandise on metal rolling
carts and decorating with a historic scale (photo by author, 2010).
85
CASE STUDY 3: NORTHWEST FENCE & WIRE WORKS
BUILDING
Introduction
The Northwest Fence & Wire Works building is located at 400 Northeast
Eleventh Avenue (See Figure 17). This two-story brick building was constructed in 1911
and is stylistic of the late nineteenth and twentieth century revivals. Its original function
was a livery stable, but the building burned in 1921 or 1922, then renovated and occupied
by Northwest Fence & Wire Works, and then Cyclone Fence until 1959. H.C. Rhodes
Bakery Equipment Company later occupied the building and then sold it to Venerable
Group, Inc., who is the redeveloper and current owner of the property. Jessica Engeman
of Venerable Group wrote the nomination in 2004 in order to secure state Special
Figure 17: Northwest Fence and Wire Works Building, view from southwest corner. Ghost
signage represents three eras of industrial occupancy (photo by author, 2010).
86
Assessment and Federal Rehabilitation Tax Credits to help finance the redevelopment
project.
Physical Description
The two-story brick building has a wood post-and-beam structural system and a
full basement. The south and west elevations are the most visually prominent (see Figure
18 for site plan). Character-defining features include brick parapets and windows and
doorways ornamented with brick segmental arches and keystones. The north fa<;ade has
very faded signage from the Northwest Fence & Wire Works business saying,
"Northwest Fence & Wire Works, the Fence Builders
Fence for all Purposes
Wire and Iron Work
Sand and Gravel Screens"
(See Figure 19 for a modern image of this signage). The exterior signage on the building
offers in a way, a graphic timeline of the building's use over time. One can also slightly
make out the "Fashion Stables" name as well, signage that survived the building's fire
and appears ghostly today. "Rhodes Bakery" is clearly painted on the building's west
elevation representing the building's more recent industrial occupant.
Figure 18: Northwest Fence & Wire Works Building Site Plan (Source: Portland Maps).189
189 Northwest Fence & Wire Works Site Plan, 400 NE 11t\ Portland Maps, http://portlandmaps.coml
detail.cfm?action=Explorer&ZoomLevel=1O&propertyid=R150499&state_id=1N1E35CA%20%20500&a
ddress_id=626909&intersection_id=&dynamic_point=0&x=7650055.46&y=685220.769&place=400%20
NE%201lTH%20AVE&city=PORTLAND&neighborhood=KERNS&seg_id=137718 (accessed April 28,
20ID).
87
Figure 19: Northwest Fence & Wire Works Building north elevation has evidence of ghost signage
from both Fashion Stables and Fence company occupancies (photo by author, 2010).
The interior of the building highlights its expansive spaces with exposed columns,
cross bracing, beams and joists. The exposed roof system and sawtooth light monitor are
key character-defining features. As Engeman describes in the nomination's Physical
Description:
The beams spanning the space from east to west and have a slight crest in
the center. Running perpendicular to these beams is a wood truss system.
At the center of the ceiling is a sawtooth light monitor [with wire-glass
pivot windows], added in 1923 to enhance the ventilation and lighting of
the space. Each of the two sawtooth components measures approximately
20 feet long and has seven lO-light north facing windows and one six-light
window at either end; one facing east and one facing west. The lO-light
windows are pivot windows with metal sashes and wire glass. The six­
light windows have fixed sashes.190
190 Jessica Engeman, "Northwest Fence & Wire Works," National Register of Historic Places Registration
Nomination, (United States Departrnentofthe Interior: National Park Service, 2004), Section 7, pg.6.
88
The ventilation components of the building would have historically been
recognized as elements of an improved industrial work environment in the early
twentieth century.
The building is surrounded by several other industrial buildings in the Central
Eastside Industrial District. This setting is close to downtown, twelve blocks from the
Willamette River. Jessica Engeman describes the building as fulfilling the "creative
cool" factor of industrial buildings. 191 The building's materials contribute to this
character, including the exposed brick, wood floors, operable windows, skylights, and
exposed wood in ceiling structures. Industrial buildings are compatible for "creative"
office reuse because they do not require a high level of finish. Exposed metal and
ductwork can even increase the appeal. The open floor plate is easy to work with in
reprogramming a building to place corridors, elevators, bathrooms, and provide a variety
of workspaces. 192
History
The Northwest Fence & Iron Works Building is listed on the National Register of
Historic Places under Criterion A for its significance with commerce and industry as a
manufacturing facility. The building's period of significance is 1922-1954. Northwest
Fence & Wire Works was a predominate manufacturer in the Portland area and greatly
contributed to the fence and wire industries in Portland. On a broader national and
cultural scale, "the fence helped institutionalize the collective recognition of private
property.,,193 Chain link was directly tied to the perceived social need for greater wartime
security during World War One. Later, it became a regular use by private property
owners because it was "cheaper, easier, and quicker to use than any alternative.,,194 In
191 Jessica Engeman, Interview, Portland, Oregon, March 26, 2010.
192 Ibid.
193 Engeman, "Northwest Fence and Wire Works Building," Section 8, pg. 2.
194 Engeman, Northwest Fence & Wire Works, Section 8, pg. 3.
89
many ways, the fence and wire industry impacted the American landscape and
manifested notions of privacy, enclosure, and institutionalized protection.
Modern Use
Venerable Group completed the Northwest Fence and Wire Works redevelopment
in 2005, winning a Preservation in Action Award from the Architectural Heritage Center
. for the project's efforts. 195 The smaller project is aimed at smaller scaled tenants, but still
provides a lot of variety and flexibility in users. This was a speculative development
project, meaning there were no specific users in mind but that the company and lenders
trusted that the market would attract tenants to the building. 196 Today, the building
houses Cascade Lighting Representative, a regional lighting company in the Northwest,
along with Bonfire Snowboarding Company, a yoga studio, and some other small
businesses (See Figure 20 for interior image of Bonfire Snowboarding Company office).
There is nothing on the companies' websites about the history of the building, possibly
due to the nature of the some of the offices located here being only branches of larger
operations. Although, there is an interior photo on Cascade Lighting's homepage,
showing the southwest comer of the ground floor of the building. 197 In many ways,
Engeman likens the building to a second tier incubator space, aimed at small tenants
looking for approximately five-year leases. The space is perfect for businesses wanting
to experience some of the benefits of their early successes in a workspace closer to
downtown and that expresses their use. 198
195 "Northwest Fence & Wire Works Case Study: Preservation in Action Award Recipient," Architectural
Heritage Center. http://www.visitahc.org/contentlnorthwest-fence-and-wire-works-case-study (accessed
March 6, 2010).
196 Engeman, Interview, 2010.
197 Cascade Lighting Representatives, http://www.cascadelight.com/home.aspx (accessed March 6, 2010).
198 Engeman, Interview, 2010.
90
Figure 20: Northwest Fence & Wire Works interior view of Catena Consulting Engineer's
office (photo by author, 2010).
The fence- and wire-making industry is conveyed in two ways through the
modem use. An interpretive panel has been installed near the main entrance with historic
photos and a narrative of the building's significance. The stair rail used a creative
approach in its material choice by using a wire mesh material evocative of chain link
fence in place of stair rails as a subtle tribute to the building's specific manufacturing
history. The entire stairway unit has been painted in a monochromatic color (see Figure
21).
91
Figure 21: Northwest Fence & Wire Works Building interior stairway uses wire fence instead of
nails as a nod to the building's industrial history (photo by author 2010).
Unique Considerations
Part of the redevelopment included restoring the saw tooth light monitor. 199 It
appears as though a substantial amount of research was done on the industrial function of
the window types and placements. Engeman acknowledged the historic importance of
natural light and ventilation for workers who spent their days welding and connecting
small materials.2°oAlthough Venerable normally tries to retain historic wood windows in
their redevelopment projects, the exterior windows of the NOlthwest Fence and Wire
Works Building were severely deteriorated and in need of replacement. The historic
windows were repurposed on the interior, placed down the hallway to allow for greater
flow of light from the overhead monitor into the office spaces (See Figure 22).
199 Venerable Properties, Northwest Fence and Wire Works, website.
http://www.venerableproperties.com/divisions/development/northwest-fence- wire-works/ (accessed March
6,2010).
200 Engeman, Interview, 2010.
92
. r .. ..
Figure 22: Northwest Fence & Wire Works Building deteriorated exterior wood windows were
repurposed in upper floor hallway to maximize the visibility of and day lighting from the historic
saw-tooth light monitor above (photo by author, 2010).
Although the nomination states that the building still reflects the historically
significant role this industry played in the development of Portland, there is little explicit
information demonstrating how this is accomplished, either in the nomination or on
site.2°1 Engeman even states that unless explicitly told, she suspects that the majority of
the tenants are unaware of the history of the building. The building does, however, retain
an overall historic industrial feel, using the general desirable characteristics of a historic
industrial building to its leasing advantages.
This building has an interesting story in that it shares two historic "stories."
When writing the nomination, Engeman followed both leads in the building's history,
that of the Northwest Fence and Wire Works Company, but also of its prior use, as the
Fashion Stables for horses. Venerable's president, Art DeMuro, had hoped that the livery
stable story would be the one that he could carry through the nomination and
201 Engeman, "Northwest Fence & Wire Works," Section 8, pg. 10.
---------------~- ---------
93
redevelopment, but Engeman went with the story that had more information and offered a
more substantial argument for its significance and integrity,z°2 The livery stable history
would have created a stronger juxtaposition to modern culture and may have made for
more desirable space because of this. More distance from modern culture and a stronger
association with a more romantic, authentic time period creates a stronger real estate
appeal.203 The redevelopment was mindful of retaining the few elements left in the
building that represent the original use of the building, including ghost signage and some
gridded treading on the concrete basement floor, presumably part of the stable stalls (see
Figure 23).
Figure 23: Northwest Fence & Wire Works Building gridded marks in basement presumably reflect
livery stable history (photo by author, 2010).
202 Engeman, Interview, 2010.
203 Ibid.
,------------------
94
Venerable Group has become a successful historic redevelopment company in
Portland by mastering some of the development industry's most complex and
complicated processes, particularly in securing Federal Rehabilitation Tax Credits. Art
DeMuro's and the company's passion for historic preservation and the buildings carried
the business through the learning curve of the more difficult and complex components of
historic redevelopment.204 They look at projects as being socially sustainable because
they are often "catalytic for neighborhood change" and revitalization.205 While cultural
components of adaptive reuse are not directly looked at, Engeman does recognize the
socio-cultural connection of delivering and sharing the history of a space with its users.
Venerable Group approaches historic redevelopment as "historically sustainable" and
finds value in providing livable communities. An industrial building in the central city
reused as an office ensures that the building is identified as the best type of use for the
area. This contributes to the downtown job market while still maintaining the scale and
rich historic texture of the neighborhood.
204 Engeman, Interview, 2010.
205 Ibid.
.95
CASE STUDY 4: OLYMPIC CEREAL MILL BUILDING
(OLYMPIC MILLS COMMERCE CENTER)
Introduction
The Olympic Cereal Mill Building, now referred to as the Olympic Mills
Commerce Center, is located at 107 Southeast Washington Street (See Figure 24).
Figure 25 shows a site plan of the property. This multi-story reinforced concrete building
was constructed in 1920 by the Hurley-Mason Construction Company for the Portland
Flouring Mill. In 1923, the mill was purchased by Sperry Flour, a subsidiary of General
Mills who likely operated the building as a flour and cereal mill until 1938, the end of the
building's period of significance. Later, the building was operated by the Baggage and
Omnibus Company and became known as the "B & 0 Warehouse."
Figure 24: Olympic Mills Cereal Building/Olympic Mills Commerce Center, view
from northwest corner (photo by author, 2010).
96
Figure 25: Olympic Mills Commerce Center site plan. The property sits on a full block in
the Central Eastside Industrial District (Source: Portland Maps).206
The property was nominated to the National Register of Historic Places in 1989
by a group of writers for the Hawthorne Boulevard Business Association.207 B & 0
Warehouse was the owner at the time of the nomination, but sold it soon after to an
investor with plans to redevelop it as a residential conversion. The seismic upgrades for
residential development made the project unfeasible, and the building remained mostly
empty until Beam Development purchased the property in 2005.1°8
Physical Description
The Olympic Cereal Mill Building has multiple sections with various heights,
ranging from two to seven stories and has multiple roof levels. The building is made of
reinforced concrete block. The wood windows are primarily four-over-four double-hung
206 Olympic Mills Commerce Center, Portland Maps, 107 SE Washington,
http://portlandmaps.comldetaiI.cfm?action=Maps_Summary&propertyid=R149926&state_id=1S1E03AA
%20%20900&address_id=485 305&intersection_id=&dynamic_point=0&x=7647426.814&y=682752.181
&place=107%20SE%20WASHINGTON%20ST&city=PORTLAND&neighborhood=BUCKMAN&seg_id
=138838 (accessed April 28, 2010).
207 K. Zisman, J. Koler, J. Morrison, B. Grimala & A. Yost, "Olympic Cereal Mill Building," National
Register of Historic Places Nomination, (United States Department of the Interior: National Park Service),
1989, Section 11.
208 National Trust for Historic Preservation, "B & 0 Warehouse, Oregon," National Trust Community
Investment Corporation (NTCIC) Projects Case Study. http://www.preservationnation.org/resources/case­
studies/ntcic/b-o-warehouse.html (accessed April 30, 2010).
97
sash set in groups and six-over-six double-hung sash. The original wood entry with
transom windows is at the southeast corner of the building on the south elevation.
Several of the windows have been replaced by Beam's wood window factory.209 At the
time of the nomination, there were no windows on the middle floors of the northern
elevation, purposely done to protect the grain from damage by sunlight. Windows were
installed on these floors during the redevelopment to allow for natural light in the adapted
workspaces. Interestingly, the developer discovered during this process that the wall was
originally constructed with the window framing already available for such an installation
at a later time, perhaps predicting that the use of the building would change over time.21O
There are four existing loading docks, each with original wood double panel
doors. Inside, the first floor had office spaces in the south corners, including some
partitions that were originally designated as the "men's lunch, coat, and locker rooms.,,211
Due to its original function, flooring is absent between the third and fourth floors. Today,
there are flexible workspaces on all floors and interior lobbies in the loading dock areas
(See Figure 26). The seven-story tower rises 118 feet above grade and is perhaps the
building's most character-defining feature. It creates a "strong visual landmark" by
soaring above the surrounding structures and dominating the industrial district's skyline
with its mass?12 The building occupies an entire block and is located off the main
railroad track in the Central Eastside Industrial District.
209 Brad Malsin, Interview, Portland, Oregon, March 7, 201O.
210 Ibid.
211 K. Zisman et al., Section 7 pg. 2.
m Ibid.
Figure 26: Interior public space in Olympic Mills Commerce Center Building (photo by author,
2010).
History
The Olympic Cereal Building is listed on the National Register of Historic
Places under Criterion A for its significance in the flourmill industry, and under
Criterion C for its architectural significance as an early example of reinforced
concrete in a Portland industrial building?I3 Its period of significance is 1920 to
1938 marking both Portland Flouring Mills' and General Mills' occupancies that
"played a pivotal role in establishing Portland as the principal west coast port for
the shipment of flour products.,,214
The Portland Flouring Mill, incorporated in 1883 was one of prominent
businessman William Ladd's early companies in Portland. By the turn of the
century, the mill was one of the largest operations of its kind on the west coast.
Grain was one of Oregon's primary exports during the building's historic period,
213 Zisman, et aI., Section 8, pg. 1.
214 Ibid.
98
and the company expanded to this site to accommodate its growth. Near the end
of the period of significance, the building, under Sperry Flour's ownership,
became known throughout Portland as the "home of Wheaties and Bisquick, two
nationally known companies that originated here.,,215 The Baggage and Omnibus
Company later occupied the building in the 1950s and for several decades more,
explaining the building's secondary historic name as the "B & 0 Warehouse.,,216
Although the 1989 nomination is extremely short, it summarizes the building's
significance for both architecture and industry along with how the industrial use is
evident in the building's form.
The form and mass of the mill and the materials used in construction
reflect both the building's function as well as the latest technology of the
day. Concrete not only promoted speed of construction but also had the
high loading capacity necessary to endure the heavy weight of stored
grains and flour. While brick has a bearing capacity of 3000 psi, concrete
can sustain loads over 6000psi. The grain was stored vertically for ease of
loading and also to aid in the milling process. In addition, the tower
housed the tall, gravity air-filtering devices necessary to control the
explosive dust problem. Today, the building remains a prominent visual
reminder of the important place which food-related industry has held in
the development of the study area's wholesale and warehouse district,217
The vertical nature of the building is both evident and significant for its original
function-determined design.
Modern Use
Beam Development Company renovated the Olympic Cereal Mill Building in
2007 and changed the name to the Olympic Mills Commerce Center. Federal
Rehabilitation Tax Credits, and National Trust Community Investment Corporation
incentives were used in the redevelopment process, as were Portland Development
215 Zisman, et aI., Section 8, pg. 2.
216 Ibid., Section 8, pg. 1.
217 Ibid., Section 8, pg. 2.
99
---------------_.._-_._-_...._. -
100
Council Urban Renewal and Quality Jobs incentives for some of the building's tenants.218
Spaces have been partitioned off to accommodate the several small businesses. Although
the open industrial floor plan is characteristic of the original mill, the redevelopment
needed partitions, and Beam was required to find a creative solution in preserving the
essence of this feature. Beam achieved this by creating open floor plans within the
individual workspaces, and also by ensuring that the partitions were non-structural and
easily removable in the future. Every office around the perimeter of the building has
exceptional day lighting.
History appears to have become an integral part of Beam Development's
marketing strategy for the Olympic Mills Commerce Center. Nearly every page of the
building's website suggests the building's importance as a historic resource?19 The
website includes information about the building's industrial history, most of it directly
pulled from the National Register nomination. The website also displays historic photos
of the building and surrounding industrial landscape. The historic nature and affordability
of the spaces and neighborhood are also pulled into the marketing strategy.
Location is an obviously important element of the company's leasing strategies,
marketing the building for its "close-in southeast riverfront area" location.22o The Central
Eastside Industrial District has been designated as both an industrial sanctuary and an
Urban Renewal district by the City of Portland. These designations are meant to spur
economic development in a financially decimated part of town while protecting the
character and existing industrial business from gentrification.221 It is important to retain
industrial activity and the associated jobs in the central city and not push this work out to
the suburbs. Additionally, these overlays protect the industrial character of the
neighborhood by maintaining more affordable workspaces and preventing condominium
218 Olympic Mills Commerce Center website, http://www.olympicmill.com/funding (accessed April 29,
2010).
219 Olympic Mills Commerce Center, website. http://www.olympicmill.com/home (accessed April 29,
2010).
220 Ibid.
221 Heidi 1. Stout,"Eyeing the Industrial Sanctuary," in Portland Business Journal,
http://www.bizjournals.com/portland/storiesI2003/09/08/focusl.html (accessed April 25, 2010).
101
development from occurring, which drives up values, taxes, and other costs that directly
impact the users. Malsin says that although it may not be as lucrative of an investment
initially, providing affordable spaces is a good long-term investment for both his
company and the community. Other projects of Beam's highlight his dedication to
historic redevelopment, adaptive reuse, and affordability for users, such as Milepost Five,
an artist live-work community in a 1960s renovated nursing home; the Eastbank
Commerce Center located near Olympic Mills; and also Beam's latest charge with
revitalizing downtown Eugene with the Center Court building.
Unique Considerations
The nomination for this building was extremely short, lacking detailed
information that has become necessary in more current nominations. The redevelopment
process may have been impacted by the amount of information in the nomination,
possibly allowing for more freedom with alterations without details deeming what
features were significant. Currently, the project is under Special Assessment with the
state, and according to the State Historic Preservation Office, is still finalizing its Federal
Rehabilitation Tax Credits with the National Park Service.222
The Olympic Cereal Mill Building appears to be more an example of general
industrial history in Portland, and focuses less on conveying the building's specific
history as a flourmill. The industrial nature of the building is quite obvious through its
form, design and materials, but the specific historic uses appear to be somewhat vague to
the building's common users. Sharing the story is part of Beam's marketing. By
managing their own leasing, the company is able to immediately share the story with
potentialleasers, and people are excited to hear about the history.223 It is becoming ever
important to tell the story of preservation. Malsin sees the true thumbprint of a city, the
fabric of a city, through a place's history. Adaptive reuse projects spur thoughts of
222 Joy Sears, Interview, Salem, Oregon, April 19,2010.
223 Malsin, 2010.
102
"What happened here?" and this curiosity stimulates inspiration?24 Malsin continues to
explain his business philosophies by saying, "buildings should inspire you. Old buildings
that have been redeveloped often inspire US.'.225 This inspiration becomes an ideal model
for the vast market of creative-type businesses in Portland.
Malsin identifies historic industrial buildings as ideal candidates for flexible
workspace design. The character-defining features of industrial buildings, including the
impressive lighting capacity, and the gritty raw, inspirational integrity are desirable for
creative style businesses. He achieves this by "uncovering as much of the building's
integrity as possible," and re-purposing harvested materials from the building, such as
hanging art from exposed metallath?26 Concrete, metal, and ductwork are visible and
contribute to the gritty industrial nature and historic character, as does the metal catwalk
above the first floor (See Figure 27). Beam also posts images of the building's evolution
in the lobby spaces, including historic photographs, mid-construction images, and
photographs of the finished redeveloped building.227
Malsin's intentions with this project were to retain integrity and authenticity,
emphasize the reuse of historic materials, and create a sense of community among tenants
by providing creative and cost-effective spaces. Small companies, a business model that
is particularly strong in Portland, have responded well to this concept,228 Although the
. less-finished workspaces do not suit everyone, the creative culture of Portland is able to
find inspiration in the Olympic Mills Commerce Center. According to Malsin, "when
small businesses co-locate, they feed off of each other and create a synergy.',229 In many
ways, the Olympic Mills Commerce Center is socially sustainable by creating a positive
and supportive work community.
224 Malsin, 2010.
225 Ibid.
226 Ibid.
227 Ibid.
228 Ibid.
229 Ibid.
103
27: Olympic Mills Commerce Center interior metal and concrete catwalk and exposed columns and
beams. Wood slats were harvested as part of building renovation and are meant to retain open space
"feel" and provide natural light to the interior offices from the skylights (Photo courtesy of Works
Partnership Architecture, 2007).230
230 Works Partnership Architecture, "Olympic Mills Commerce Center," website,
http://www.worksarchitecture.net/www/html/omcc.html (accessed May 1, 2010).
104
CASE STUDY 5: PORTLAND CORDAGE BUILDING
(BRIDGEPORT BREWING COMPANY)
Introduction
The Portland Cordage Building is located at 1313 Northwest Marshall Street (See
Figure 28). This complex consists of six attached Industrial-Italianate buildings that were
constructed beginning in 1887 as a manufacturing facility and warehouse for the Portland
Cordage Company. The remaining buildings were constructed over a twenty-year period
and were completed by 1908. The brick and stucco building complex occupies a full city
block and consists of the main factory building (ca. 1887), Office/Warehouse Building
(ca. 1887), Warehouse One (ca. 1890), Tar and Carding Building (ca. 1890), Spinning
and Storage Building (1908) and Spinning Building Two (ca. 1908). See Figure 29 for a
site plan of the property. The Portland Cordage Company Building was nominated to the
National Register of Historic Places in 1992 by Sharr Prohaska and Elizabeth O'Brien for
the owners, Patricia Madden, Paula Madden and Annette St. Pierre. Today the building
Figure 28: Portland Cordage CompanylBridgeport Brewing Company Building, view from
southeast corner (photo by author, 2010).
105
is still owned by Patricia Madden and is leased by Bridgeport Brewing Company along
with some other small studio and artisan tenants on the upper floors.
Figure 29: Portland Cordage Company/Bridgeport Brewing Company Building site plan
shows buildings that surround rear courtyard on a V-shaped plan (courtesy of Portland
Maps).231
Physical Description
A composite of six Industrial-Italianate red brick buildings of varying heights
makes up the Portland Cordage Company V-shaped complex (See Figure 30). The
elements include the three-storied Main Factory Building, the long and narrow gable
roofed one-story OfficelWarehouse Building, the single story double gable roofed wide
Warehouse One, the three story brick Tar and Carding Building which has a small
footprint, the two story brick Spinning and Storage Building, and the three story narrow
brick Spinning Building Two. The nomination describes the building's character­
defining features as similar to textile factories in the Northeast.
231 Portland Cordage Company/Bridgeport Brewing Company Building, 1313 NW Marshall Street,
Portland Maps, http://portlandmaps.com/detail.cfm?action=summary&propertyid=R140970&address_id
=625352&x=7642248.991&y=687300.747&state_id=lNIE33AA%20%202800&site_name=1313%20NW
%20MARSHALL%20ST&city=PORTLAND&ResultCount=3 (accessed April 28, 2010).
106
The original factory followed the form and exterior detailing of tradition
nineteenth century New England textile mills, which are characterized by
regular, arcuated fenestration with heavy, buttressing pilaster strips
marking structural bays. Typically, triangular parapet gables with raking
corbelled cornices finished the ends of such multi-storied volumes.232
Figure 30: Portland Cordage Company Building view into rear courtyard (photo by
author, 2010).
The cordage industry required large spaces for machinery that separated and wove
fibers and also space for storing raw materials and manufactured product ready for
distribution. Most of the windows are multi-paned wood sash. Historically, the complex
was connected via rail spur to Portland's inland harbor for ocean-going shipping
transport.233 Some of these spurs remain intact around the building today. Not only is
the Cordage Building one of the best and earliest remaining examples of industrial
buildings in Northwest Portland, but it also represents a company that grew to be known
throughout the Northwest, nationally, and internationally as a leading wholesale cordage
232 Prohaska & O'Brien, Section 8, pg. 2A.
233 Ibid.
107
supplier. Portland's rope industry is significant to the city's overall industrial and
economic development.
History
The Portland Cordage Building is listed on the National Register of Historic
Places under Criterion A for its industrial significance as a rope-making facility and
Criterion B for its significant association with Samuel M. Mears, company president and
prominent Portland businessman. The company was established in 1887 by Henry
Failing, Henry Corbett, Cicero Lowis and Winslow Ayer.234 Maxwell Mears began
working for the company in 1892 and became president in 1895.235 The company
quickly grew, and the clustered expansion of surrounding buildings represents the
"increasing international and domestic demands for high quality cordage products.'.236
The Portland Cordage Company established a market with Manila and imported most of
the necessary raw materials from there. At the height of the company's industrial
development, 150 men were employed, many of them Chinese laborers.237 It is unclear
whether or not the Chinese labor history is a significant part of the building's heritage, as
this connection was not researched.
The cordage products produced in the building were used throughout the nation
and several international countries, but the company was most prominently a northwest
supplier. They distributed binding twine for farms or rope to operate the running gear of
ships and towing vessels.238
234 Prohaska & O'Brien, Section 8, pg. 15.
235 Ibid.
236 Ibid., Section 8, pg. 8.
237 Ibid., Section 8, pg. 3A.
238 Ibid., Section 8, pg. 9.
108
Modern Use
The building was substantially renovated and restored in 2006 for the Bridgeport
Brewing Company, who has occupied the building since the 1980s. The project included
adding an on-site bakery, which allowed the pub access to a second story, and creating
natural light through a large glass atrium in the middle of the building.239 The
redevelopment occurred during a time when several of the other surrounding buildings in
the area were demolished due to enforcement of stricter seismic codes. Bridgeport was
dedicated to retaining its occupancy in the building in order to maintain consistency in its
brewing operation. Intricate details, such as the flavor and mineral make-up of water are
incredibly important elements of the microbrew industry. Bridgeport worked closely
with the building's owners to fund and complete the redevelopment project. Bridgeport
Brewing Company currently occupies the Factory Building, the Spinning Building and
Warehouse.
The redevelopment involved what Oregon State Historic Preservation Office
Restoration Specialist Joy Sears describes as a "gut and stuff.,,24o In this case, the
building's interior was stripped down to the dirt surface to make way for the brewery's
new pub and restaurant. There are varying degrees of integrity among the six buildings
that make up the complex and some spaces convey the building's heritage better than
others. Upstairs and in some of the less prominently seen parts of the building, several
elements were retained. The Children's Healing Art Project (CHAP) is one of the current
leasers. Their workspace features whitewashed brick walls, arched brick window
openings, exposed upper floor joists and the original wood floor (See Figure 31).
Perhaps most interesting is the storage room on the upper floor, where hemp from the
rope-making operation has seeped into the wood floorboards over time and secretes out
through the wood surface on hot days.
239 "Historic BridgePort Brewpub Prepares to Reopen," Portland Media Update: January 2006,
http://www.travelportland.com/media/updates/jan06.html (accessed March 6, 2010).
240 Sears, 2010.
109
Figure 31: Children's Healing Art Project (CHAP) space on upper floor of Portland Cordage
Company Building (photo by author, 2010).
Bridgeport's brewing operation horizontally snakes through the building's ground
floor on a factory line that cannot help but remind a visitor of rope-making if only it were
interpreted. Like the Portland Cordage Company, Bridgeport's operation line is unique
in its horizontal emphasis, and the brew masters have become expert masters in
maneuvering forklifts and carts around narrow corners and through entryways that lack in
height.241 The company has become socially embedded in the location despite its
maneuvering challenges. Their modern experience may be similar to how and why the
Portland Cordage Company expanded its operation by adding to the building complex
instead of finding a new location elsewhere.
241 Todd Fleming, Interview, Portland, Oregon, March 27, 2010.
110
Unique Considerations
The building's history as a rope-making facility is used in Bridgeport's marketing.
The brewery's Ropewalk Amber Ale was released as part of Bridgeport's twentieth
anniversary and pays tribute the brewery's history as a rope factory with the ale's
namesake.242 The Bridgeport Brewing Company website admits that change has pierced
the Historic Landmark Building, but that the historic character contributes to a
"comfortable and familiar atmosphere, paring rustic brick, aged timber, classic iron, great
food and of course, award winning ales.,,243
The company offers tours to visitors, and the Portland Cordage Company history
is woven into the story depending on visitor interest, but the primary focus is on
Bridgeport's brewing industry. There is a small, framed collage of fliers and images
associated with the Portland Cordage Company History (See Figure 32). Bridgeport
brewer Todd Fleming says that there were once more interpretive materials in the
restaurant as part of the building's re-opening after renovation and unveiling of the
Ropewalk Amber Ale. 244 These elements·included large ropes hanging from the ceiling.
Fleming recalls that the ropes may have been stolen,z45 Although it is unfortunate that
interpretive materials were taken, the act of theft shows that someone was interested
enough in the historical materials to go as far to steal it for him- or herself. From a
historian's perspective, this can be viewed as an exciting revelation about the
community's interest and perceived value of the area's industrial heritage.
242 "To Celebrate Turning 20, Bridgeport Brews 'Ropewalk,' Portland Business Journal, February 16,
2004. hnp://portland.bizjournals.com/portland/storiesI2004/02/l6/daily9.html (accessed February 25,
2010).
243 Bridgeport Brewing Company, http://www.bridgeportbrew.com/#/brewpub/ (accessed February 25,
2010).
244 Fleming, 2010.
245 Ibid.
111
Figure 32: Portland Cordage Company interpretive panel hangs on the wall behind
Bridgeport Brewing Company's hostesses counter (photo by author, 2010).
This property has multiple histories: that of an important businessman, a lucrative
and prominent industry in rope making, labor, and international commerce. For this
reason, the Portland Cordage Building is an ideal case study for examining multiple
overlapping histories. Also, the present industrial use as Bridgeport Brewing Company,
in many ways, continues to represent the industrial nature of the building's history.
Change over time is expected and evident, but the conveyance of these changes has the
opportunity to weave a rich interpretation of the neighborhood's industrial history.
112
CHAPTER IX
ANALYSIS
INTRODUCTION
This section analyzes the patterns and unique considerations of the five case
studies used in this research. It is important to address common occurrences of
conveying heritage in the case studies, thus allowing for some generalizations to be made
about adaptively reused industrial buildings in Portland. It is important to emphasize that
Portland's characteristics mayor may not be applicable for industrial adaptive reuse in
other cities, given Portland's specific industrial history, modern business culture, and
unique approaches to preservation and adaptive reuse. This discussion addresses both the
strengths and disconnections of how industrial heritage is shared in adaptive reuse
projects. Research conclusions offer recommendations for improved practices and future
study that may further inform and benefit the historic redevelopment field.
Developers use a variety of methods to convey the industrial heritage of a
building by retaining historic character, marketing the history for potential tenants, and
carrying the historic "story" into the modern use. However, none of the buildings studied
are forthright in directly conveying this heritage on a day-to-day basis through effective
interpretive methods. All of the developers recognize the community interest in their
buildings' histories and the opportunity to share the unique stories. Common features,
patterns, and unique considerations are addressed and further analyzed in this section.
COMPARATIVE ANALYSIS OF CASE STUDIES
Collective analysis of the case studies considers this gap between developer
philosophies and implementation and provides suggestions for a stronger emphasis,
.cultural connection, and emphasized social value of Portland's rich industrial heritage.
113
Table 1 charts the occurrence of various factors and activities in each case study that can
be defined as methods of conveying industrial heritage. There are several characteristics
related to sharing the history with users. This list offers a series of common features or
practices present in each of the case studies and indicates patterns for discussion and
analysis.
• The general industrial function and use of the building is evident in its design and
form.
• Structural materials on the buildings' interiors are exposed and preserved,
regardless of the material although masonry (brick, stone, concrete) is exposed in
every building. Wood structural members are also common features.
• Historic windows are preserved, restored, or closely reconstructed.
• All of the buildings retain some integrity, be it an overall general feeling that has
been adequately preserved, or specific spaces that have been well-preserved.
None of the buildings retain high integrity of all aspects.
• History is interpreted through the marketing strategies of every case study
especially through website marketing and leasing tactics. Each case study also
uses other methods to interpret history, but provide a thorough interpretation of
the industrial space.
• All of the buildings contribute to Portland's ability to convey the city's overall
industrial history. If the "story" of a building is perceived to be particularly
unique or well recognized by the community, its specific history is more
prominently shared.
• The surrounding settings retain a collection of other industrial buildings, helping
to convey the overall industrial context.
114
Table 1: Comparative Analysis of Case Studies
Brewery Crane Olympic NWFence Portland
Block II Co. Mills & Wire Cordage
Industrial Character-Defining Features
Building function evident in its form X X X X X
Complex height and plan/multiple X X X X
buildings
Retained open floor plan Of feel of open X X X X
HOOf plan
Historic Windows X X X X X
Arched Openings X X
Freight entrances and/or elevators X X X
Existing equipment X X X
Exposed Structural Materials X X X X X
Wood x x x x
Masonry x x x x x
Metal x x x
Interior Integrity
Completely gutted X X
Some integrity X X X
Specific well-preserved spaces X X X X
Overt historical connection
Signage on building X X X
Modern name of bldg/space refers to past X X X
History used in Marketing
Leasing X X X X
Website X X X X X
Product X X
Interpretation
Framed photos X X X
Interp. panel X X
Historic product on display X X
Significance Conveyed
Gen. Portland Industrial X X X X X
Specific industry X X
Industrial Context
Neighborhood retains industrial use X X X
. Other similar industrial buildings X X X X X
Streetcar/Public transportation X X
Near RR spurs or tracks X X X X
------------
115
DISCUSSION
Character, materials, and setting are three key features that stand out for their
ability to convey industrial heritage. The materials and building features of industrial
spaces are particularly important in adaptive reuse projects. Brick walls, wood structural
systems, and open floor plans stand out as desirable character-defining features of
historic industrial spaces. Developers look for flexibility in the space to make
architectural programs work for various users. Open warehouse plans work well for this,
especially when modern solutions can be employed to create partitions while still
maintaining the essence of an open plan. The low-finish requirements of "creative class"
spaces allow developers to highlight the historic materials and character of industrial
buildings.
Setting is critically important in historic redevelopment. The Central Eastside
Industrial District is especially effective in its setting that conveys the overall industrial
character of the area. Nearby industrial buildings contribute to each other's character and
ability to collectively share the past. Access to transportation and parking are also factors
in determining the feasibility of an adaptive reuse project. Ties to public transportation
are an attribute in settings where redevelopment may increase the number of people and
jobs in an area.
Although developers recognize the value of historic industrial buildings and
appreciate their unique histories, it requires a conscious effort to interpret the industrial
heritage of an adaptively reused building to new users. The case studies highlighted
several methods for interpreting and sharing a building's industrial story. All the forms
of interpretation observed in the case studies are listed below.
o Preservation and exposure of general character-defining features of historic
industrial buildings
• Brick, concrete, wood materials
• Wood or concrete structural systems
• Windows
• Freight doors and elevators
• Railroad spurs in setting
116
o Recognition of historic use in certain spaces, i.e. the hemp oil that has seeped into
floor in the Portland Cordage Building, or the repurposed conference room in
the Weinhard Brewery Complex brewmaster's suite
o Retained specific components of the historic building, i.e. safe in Crane
Company Building
o Repurposed equipment and tools, i.e. carts and scales for displays in Lizard
Lounge in the Crane Company Building
o Repurposed significant manufactured products, i.e. fence as stair rails
o Preserved signage (ghost signage or permanent signage). This is much more
effective in conveying a building's original history, especially when the
name is embedded into the building materials, such as the stone header in the
Weinhard complex, or the carved lettering in the Crane Building.
o Renamed buildings (new and old) with names that reference history, i.e. Henry,
Louisa, Cellar Tower, Olympic Mills Commerce Center
o Historic photos and narrative interpretive panel inside building lobby
o Marketing
• One-on-one story telling from broker to potential buyers or leasers
• Leasing materials
• Online website marketing
• Branding modern products that connect to historic use, i.e. Ropewalk
Amber beer
• Included history in menus
Although each of the case studies satisfies at least one aspect of conveying
industrial heritage effectively, none take an ideal approach to this concept. These
projects are done by some of the most successful developers of historic properties in
Portland. Each of the buildings are well-leased, occupied by active users, and are in
prime locations. The developers all acknowledged that this was something they did not
do as thoroughly as they would have liked, and each expressed an interest in the potential
of having a stronger interpretation component in their buildings. How would this impact
117
their spaces? Would the value change? Would the users talk more about the history of
the space? What would conversation about a space's history accomplish? Multiple
developers identified the social value of these buildings that "harkens back to another
era" and connects with a past far different from what we experience today. These
concepts are what create the historic "cool" factor. They are also what often designates a
building as a "social landmark," a place that stands out for its character and well-known
story to the surrounding community. While developers and users see the value in
preserving historic character, they are also strongly motivated to create a place that serves
and appeals to modern needs. This is the nature of adaptive reuse, repurposing and
recreating a space socially relevant for its modern use while retaining the historic
character that makes it so visually and experientially appealing. It appears to be difficult
to strike a balance between paying homage to the history of a building and leaving one's
own modern legacy.246
Marketing
History was a large focus of the marketing in all the leasable historic spaces.
Although a higher dollar may not necessarily result from the preservation of character­
defining features or the sharing of a story, there is a draw for potential renters, leasers,
and buyers of industrial historic spaces. Many individuals appreciate knowing the history
of the spaces they occupy, and love hearing a good story. In many ways, history has
become a marketable tool used to provide a sense of place in Portland's real estate.
Although heritage is often commoditized to generate the heritage tourism economy,
adaptive reuse provides economic value to historic places on a local, community-oriented
level through real estate. The unique industrial histories provide an interesting twist to
the general leasing marketing schemes and can draw potential users in with stories that
stand out as interesting, meaningful, and authentic.
246 Joy Sears, Interview, Salem, Oregon, April 19,2010.
118
General Portland vs. Specific Industrial History
Depending on the building's physical characteristics Of popularity of a story,
developers choose to address either the specific story of a building's life or support the
general character that a space represents given the city's overall industrial past. Tbe
overall design of industrial buildings is often representative of its historic function,
particularly in conveying the building's general history, like that of a warehouse or
factory without necessarily needing to portray the space's specific industrial use. If a
story is particularly "juicy" or familiar in the community, the specificities are more likely
to be conveyed. Some developers recognize the value of stories that are either unique in
their cultural disconnection from modern society or that inspire nostalgia in their clear
depiction of collectively recognized era of a city's past (i.e. the Weinhard Brewery
Complex).
However, it can be suggested that people would likely identify with and
appreciate the history of more of Portland's industrial buildings if their stories were more
thoughtfully shared. The stolen rope from the Portland Cordage Company Building is an
excellent example. In many cases, the research on the industrial history has already been
compiled and completed in a building's National Register nomination. Great care is
taken to produce accurate and well-written National Register nominations in order for
buildings to be listed and become eligible for Special Assessment and Federal
Rehabilitation Tax Credit incentives. Instead of pulling a few paragraphs for website
development and then filing the nomination away with the State Historic Preservation
Office, these documents could be used as valuable tools for interpreting and sharing the
story and historic context of a place.
Interpretive Panels & Photographs
Photographs in the lobby or public spaces are usually the extent of on-site
interpretation techniques. Some businesses develop single, small framed interpretive
panels but, even here, they recognize their efforts as only a minimal nod to sharing the
history. Placement of the panels is an important component of this critique. In both the
119
Northwest Fence and Wire Works Building and the Portland Cordage Company Building,
the framed panels are in the front entries, but neither is in a prominent location. If the
Northwest Fence and Wire Works panel had been hung on the fence stair railing, for
instance, the building's users might be more likely to see the information since it would
catch their eye as they head toward the stairs. Users might then be more likely to
acknowledge the subtle yet interpretive nature of the wire fence used in the stairway.
Material Culture
The industrial material culture is generally not preserved in the adaptive reuse
process. Occasionally, a user will identify a need or desire to use certain elements, such
as Lizard Lounge's use of the metal carts and other equipment in the Crane Company
Building. If the building's historic significance is to be conveyed through its specific use,
material culture offers a direct visual link to the past. Users, instead of simply
questioning what the building was used for, spark their curiosities to reach a deeper level
of understanding the place by considering how the existing spacse served its historical
purpose, or how people used the building's conditions to serve their labor, social, and/or
cultural needs.
Signage
Historic signage, when evident, is a feature that explicitly conveys a building's
historic use. The preservation of signage can be due to the permanence of the sign. The
Crane Company Building and the Weinhard Complex are both fortunate to have the
original owner's name carved into stone above the door. The Crane Company name is
written all over the building, above the entrances, painted on the corner, and carved into
the parapets. There is no question as to what companies originally occupied these
buildings. This permanent signage will last as long as the building as an overt expression
of its history.
Painted signage on brick is also common. Neglect plays a role here, leaving ghost
signage to remain on a building's elevation for years long after that company's
120
occupancy. The Northwest Fence and Wire Works Building is a strong example of a
building's ability to convey use over time in the same explicit manner of signage.
Portland wayfinding blogs catalog the historic use of commercial and industrial buildings
for company advertisement through photographs, indicating that this is a revered aspect
of historic industrial and commercial buildings.247 Historic signs may offer an overt
explanation of a building's historic association, but can also cause confusion. If it is
intended to convey a particular use or period of significance, the overlapping signage
may be misleading. "Rhodes Bakery" is most prominently painted on the Northwest
Fence & Wire Works Building, although this was only the building's most recent
occupancy, while the Fashion Livery Stables and Northwest Fence insignias are faded
shadows of the building's more historic and unique stories. This offers an opportunity to
see a building's evolution, but may not clearly represent its period of significance. The
intentions of the redevelopment drive the decisions in this approach. Regardless, signage
is an effective tool for both neighborhood wayfinding and expressing a building's
association or significance.
Tax Credit Incentives
It appears as though the path of least resistance is usually taken to nominate a
building and attain Federal Rehabilitation Tax Credits. If the building's significance is
straightforward and evident in its architectural features, this, along with the general
history of the area, becomes what is described. Architectural features have long been the
characteristics described in determining a building's National Register significance.
However, if the significance does not appear to be so simply explained through tangible
architectural features, as is often the case with Criterion A's complex stories, nominations
become more about massaging the information to draw significant associations to the
broader historic context. The cultural and social significance is perhaps less often tackled
because it is less tangible than architectural features. Also, how can preservation officials
regulate the preservation of intangible histories? A better understanding of how built
247 "Hiatus," Portland Building Ads Blog, entry posted February 17, 2010,
http://pdxbuildingads.blogspot.com/(accessed February 27,2010).
121
features are associated with industrial use may lead to a stronger presence of industrial
heritage in defining significance. Perhaps the National Register process itself needs to be
broadened to better accommodate places of cultural and social significance;
Regardless of a building's significance, developers' end goals seem to be the
same. Joy Sears reflects on the speed at which nominations, Special Assessments, and
Federal Rehabilitation Tax Credits are often processed by a developer, saying that the tax
credit applications are often started before the nomination is even complete.248 Twenty­
percent of a project's total cost is an extremely large incentive amount, and most often
becomes a deciding factor in a project's feasibility. If preserving and conveying the
industrial heritage of such buildings is in fact more important than a project's
implementation implies, could this become a stronger part of the redevelopment process?
Recommendations for Improved Interpretation
If nominated under Criterion A, the story of a building's significant history should
be considered a "character-defining feature" in of itself in the tax credit compliance
process. In doing this, the developer becomes obligated to interpret the story to the
building's new users. Interpretation should be approached in a broad sense to allow for
creativity and innovation over time. Just as architectural and engineering plans are
approved, so could an interpretive plan. Potentially acceptable uses could include:
• Interpretive panels in the lobby or other central space that most users share
• Framed photos on the interior of the building
• Incorporation of history into marketing strategies
• Website interpretation
• Interactive events with users
• Use of artifacts as art or wayfinding
• Identifying spaces by names associated with historic use instead of numbers
The intention is not to force interpretation onto developers as one more requirement with
which to contend and comply, but instead to motivate the process and highlight the
248 Sears, 2010.
122
benefits of taking a significant building's redevelopment to a new level of social
recognition and awareness in the cityscape.
The Jean Vollum Natural Capital Center, (otherwise known as the Eco-Trust
Building), is a well-known adaptively reused historic warehouse in Portland, now
occupied by office and retail tenants.249 This building was not chosen as a case study
because it is not listed on the National Register of Historic Places. However, it provides
a striking example of a building that interacts with its users on an uncommon level.
Touting its sustainable innovations in design, visitors are invited to tour the building with
a brochure that guides them through various parts of the building and discover the
salvaged wood floors, water reuse methods, and structural brackets shaped like tree­
huggers that illustrate the project's commitment to environmental sustainability. If this
can successfully be done in a way that considers how resources have been preserved
through material conservation efforts, why can't the same serve the cultural heritage that
has been preserved, pointing out details such as the hemp oil that has forever seeped into
the wood, the meeting space of a brew master and his team, or the marks in the concrete
basement floor that may identify horse stalls from a building's livery history?
Inspiration from Historic Industrial Buildings
Adaptively reused historic industrial buildings tell a story. As long as the history
and historic character is not covered up by high finishes, users are reminded of the
industrial nature and building materials of another era, while accepting that new modern
uses now exist in the space. If well conveyed, people can reflect on the former users,
workers, and leaders of the companies who occupied the space, and relate today's
experiences within the building to the historic uses. Users and developers alike can be
proud that an old underutilized building can be given a "new lease on life" and can foster
and revitalize a community. Contributing to this essence of social and cultural
sustainability is just plain cool for Portlanders.
249 The Jean Vollum Natural Capital Center is located at 721 Ninth Avenue in Portland, Oregon.
123
Adaptively reusing historic industrial buildings evokes creative inspiration by
grasping onto the raw, gritty creativity in a place that has become considered an art form
in itself with its exposed historic materials juxtaposed by modem technologies and new
uses. The richness of natural materials, such as wood and brick, especially in timber­
framed buildings, provides a warm authenticity of buildings in the Pacific Northwest.
Large, operable windows and skylights add to this by offering further connection with the
natural environment. Exposed structural systems convey the industrial strength of
industrial buildings in the same way historic French architect Gaudet inspired designers
to create buildings that impart a clear, rational structure that provided truth in
construction and expressed a perceptible strength in its design.25o Modem users of
historic industrial buildings marvel at the stout nature and massive structure of historic
industrial buildings as characteristic evidence of their heavy-duty and intensive uses. The
well-conveyed industrial character and essence of such places can inspire modem
businesses and individuals to be creative and innovative in their work and potentially in
their everyday lives. Preserving this raw integrity is at the heart of why industrial
adaptive reuse projects have become desirable and successful resources in the modem
urban landscape.
250 Julien-Aziis Gaudet, "Elements and Theories of Architecture: 1894 and following, 1901," in America
Builds, edited by Leland Roth (Draft for Second Edition, 2010), Part 7a, pg. 34.
124
CHAPTER X
CONCLUSION
This research shows the potential of historic preservation on a variant that
includes more than just a historical museum on one end and a modern utilitarian
renovation on the other. The interaction between historical interpretation and modern use
can effectively create a built environment that informs and inspires through this creative
balance. How do we reach a point where new users recognize the cultural thumbprints
that were made on a building while still supporting the modern nature of a new use?
Many developers say it is all in leaving the evidence of the building uncovered, exposing
as much of the industrial character as possible. If a space is divided up into several
smaller private apartments, offices, or flexible work spaces, individuals may be more
likely to create their own environments instead of collectively feeding off of what is
evident in the building as a whole. However, if tenants have the opportunity to come
together and share parts of a historic industrial space, they may be more likely to share an
interest in the heritage that is common to everyone's experience of the building. Does
this then create a shared identity, a shared ownership, a stronger community or sense of
place?
Adaptively reusing historic industrial buildings in Portland is not necessarily
about conveying just the past, but can offer instead a continuum through time that shows
the progress of the city. Historic industrial buildings express the historical depth of a
city's economic and industrial growth. Adaptive reuse is a treatment for historic
buildings that is not about freezing a space in history, but offers an expression of its
existence and use through time. Adaptive reuse is not meant to be a solution for all
historic buildings. This treatment does not necessarily apply to sites and buildings that
are iconic or nationally known for their historic associations, nor those that perfectly
125
exemplify their architectural significance. Adaptive reuse is a good fit for solid buildings
with historic character that convey heritage, especially on a local level. Previously
under-utilized industrial resources that have value associated with their central location
and visual presence are good examples of resources poised and ready for vibrant new
uses. The buildings in this study are not architectural icons of the city recognized across
the nation, but instead are considered local cultural landmarks for their industrial pasts.
They define a historical context of the industries that helped shape the local and regional
economies of Portland and the Pacific Northwest. Collectively, their reuse and
interpretation share a broader story of industrial heritage.
This history cannot be conveyed with just one good example. The industrial past
of a city should be conveyed through a collective compilation of sites and buildings
throughout the city. Communities and users can then connect with the individual histories
of each place, but gain a broad understanding about the industrial heritage of a city. The
individual characteristics and stories create a richer fabric to understand, identify with,
and celebrate. Fortunately for Portland, there are several underutilized industrial
buildings scattered throughout multiple metropolitan neighborhoods. These resources are
ready to serve their communities through reuse and revitalization in ways that will share
the past, connect to the present, and provide for future generations of the city.
A building's longevity is based on its quality of construction, usability, versatility
and social value. Architecture must address the social and community needs of a
building's users in order to become a sound and ethical investment in the built
environment. Industrial adaptive reuse maximizes the advantages of the embodied
energy of historic resources, location, and existing infrastructure, yet retains the motive
of sharing and preserving the past. Industrial adaptive reuse exemplifies a societal
obligation to preserve a city's industrial heritage. When historic industrial buildings
correspond with other desirable factors, such as their structural capacities, embodied and
irreplaceable unique character, historic redevelopment becomes more than a
responsibility, but also a worthwhile investment.
In adaptive reuse and historic redevelopment, preserving character-defining
features is a process that can be perceived as a means to an end. In Oregon, participants
126
can follow this 'stick and carrot' program to gain Federal Rehabilitation Tax Credits,
Special Assessment, and relaxed code requirements. However, developers who find the
most success in adaptive reuse, developers who own well-leased buildings that are easily
recognizable by the public and perceived as "social landmarks," proclaim that they do so
for deeper reasons. This dedication and commitment to historic preservation and to
retaining and sharing industrial heritage requires creativity, dedication, and passion that
cannot be matched or repeated in perfunctory renovations.
Even still, there appears to be a disconnection between developers' philosophies
for preservation and what occurs in actual redevelopment process. While most adaptive
reuse projects aim for some degree of interpretation, the placement, extent, or
implementation is either value-engineered out or overlooked as adaptive reuse projects
reach their completion. There is benefit however, in not overlooking these final details as
they are often what drive the overall process. The real estate interest in historic industrial
buildings can be summarized to three key factors: location, character, and financial
incentive. There is opportunity to better connect each of these factors by providing a
stronger understanding of the industrial context and history of the buildings. The end
result is a more marketable, more desirable product - a usable building with a unique,
well presented story with which people recognize and identify. This collective value
builds a stronger sense of place and community. Communities with a strong sense of
social and cultural value associated with a reused and revitalized built environment are
more sustainable on all levels.
127
RECOMMENDATIONS FOR FUTURE RESEARCH
As "innovation in the reconstruction of industrial sites is sure to continue as this
phenomenon is refined and better understood," it is important to consider the ways this
thesis can inform research in other related areas?51 The following recommendations are
made for future study.
• Carefully look at the architectural process of designing industrial buildings.
Understanding industrial-purposed design may help designers who strive for
sustainability in their work today. This understanding may also educate modern
users on the working conditions and labor culture from historic industrial periods.
• Conduct quantitative longitudinal impact studies to gain more robust empirical
evidence about the effects of industrial adaptive reuse and community
revitalization.
• Class issues and gentrification deserve careful study and analysis within the
process of adaptive reuse, particularly in industrial working class neighborhoods
that have been gentrified to serve higher tax brackets through the allure of
adaptively reused industrial buildings. Analysis of adaptive reuse programs that
provide affordable housing and other livability needs could inform the ways
histotic preservation and adaptive reuse can serve one of our nation's greatest
social needs.
• Consider repeating this study in other cities that are either similar to Portland's
cultural framework, or are shaped differently in regards to their industrial
heritage, preservation framework, or modern business culture. A comparison of
these case studies with Portland would provide stronger generalizations about the
relationships among these components.
• Consider adapting this study to small towns or rural communities. Cultural
heritage is often considered to have a larger impact on collective social identity in
251 Hugh Hardy, "The Romance of Abandonment: Industrial Parks," Places - Massachusetts 17, no. 3
(2005): 37.
128
areas with smaller populations. The adaptive reuse, repurposing, and preservation
of rural industrial buildings may have a stronger impact in smaller communities.
• Consider adapting this study to industrial structures (non-buildings) and how the
repurposing of industrial relics impacts cultural landscapes. Parks and green
spaces are often created around such industrial relics as "machines in the garden"
that illustrate their beauty in the juxtaposition of industry against nature's
picturesque scene.
• Consider adapting this study to non-industrial buildings, looking at the ways
commercial buildings, transportation buildings, or public buildings have shaped
our heritage and how their use can convey this. Firehouses, for example, are a
commonly reused resource that exists in nearly every community. Effective
models could convey the history of America's relationship and reaction to the
risks of fire, along with the social roles these buildings played in their
communities.
APPENDIX A
INTERVIEW QUESTIONS
129
130
OWNERIDEVELOPERIBUILDING EXPERT
1. Tell me about this building and your company's process for acquiring and redeveloping it.
a. Why did the company choose this building?
b. What factors helped you identify it as a potential redevelopment project?
2. How do you identify a new use for a historic industrial building? Do certain programs fit
better than others? Why did an office setting work so well here?
a. How did the new use fit or play into the historic conditions?
b. What restraints arose between programming for a new use and preserving the character­
defining features?
3. What character-defining features of this building stand out as the most unique and appealing
to tenants?
a. How you have treated these features in the redevelopment?
4. Are there features beyond its architectural character that make it unique or challenging? (such
as stories about the labor force, ethnic background of industry, events, disasters)
5. Was this building was already on the National Register when you acquired it?
a. Did you use Federal Rehabilitation Tax Credit incentives?
b. Where there other incentives? Please explain.
6. What is important about this building's history?
a. Did you find any historical surprises or mysteries in the redevelopment process? Like
what?
b. How have you been able to share this history with the new users?
7. What makes historic industrial buildings a good model for Adaptive Reuse?
8. How do you see today's users connecting with or understanding the history of this building?
a. Do you have an official or unofficial interpretation plan? (if so, can I get a copy?)
131
b. Do you use the history in your promotional materials?
i. What benefit do you think this has?
9. Do you consider this a sustainable building? How? How do the socio-cultural aspects
contribute into its sustainability?
10. Adaptive Reuse is a challenging process. There are so many added layers with pulling
together various financial incentives and dealing with preservation restrictions. Why has the
company carved out a niche in the preservatiCJn field?
a. How has it proven successful to your company?
b. How has it proven successful to the surrounding community?
132
STATE RESTORATION SPECIALIST
1. What are some strengths and weaknesses of Adaptive Reuse as a treatment for historic
industrial buildings?
2. Define adaptive reuse in contrast to rehabilitation.
3. If the developer of a historic building wants to compartmentalize an open warehouse floor
plan into smaller units, but the open floor plan is character-defining, how do you make that
work?
4. Are there other common features of historic industrial buildings that you often have to work
with for tax credit compliance?
5. Are there situations where the integrity is a non-architectural feature (related instead to
natural disasters, labor strikes, etc)?
6. Does the evidence of material culture (artifacts not necessarily associated with the building's
architecture) add to a building's integrity of Feeling or Association?
7. Is this a good treatment strategy for the building?
8. In your opinion, do the majority of developers who nominate a building and then rehabilitate
it for adaptive reuse do so primarily for the tax credits?
9. Are there deeper intentions? Like what?
10. When choosing projects for Adaptive Reuse in preservation awards, what stands out as
exceptional work?
11. Is the interpretation of a building (its ability to convey history) included at all?
12. It is said that sustainability has three main components, environmental, economic, and social.
Studies have argued the environmental and economic benefits of adaptive reuse. How do you
see Adaptive Reuse as contributing to the social and cultural values of Sustainability?
13. Why is it important to preserve our industrial heritage?
----------------------~_. __ .__._-----
APPENDIXB
RECRUITMENT & CONSENT DOCUMENTS
133
134
PARTICIPATION RECRUITMENT LETTERS
<DATE>
<OWNERIDEVELOPERIBUILDING EXPERT>
<ORGANIZATION>
<ADDRESS Line 1>
<ADDRESS Line 2>
Dear <OWNERIDEVELOPERIBUILDING EXPERT>
You are invited to participate in my research project titled Conveying History in Modern Use: The Role of
Cultural Heritage in Adaptive Reuse. This thesis fulfills my Masters Degree requirement for the University
of Oregon's Historic Preservation Program. The purpose of this study is to explore how cultural heritage is
incorporated into the adaptive reuse and redevelopment process of historic buildings, using Portland,
Oregon as a case study.
While it is often suggested that historic preservation, specifically adaptive reuse, make valuable
contributions to a community's economic and environmental sustainability initiatives, there is a significant
gap in understanding the socio-cultural role of redeveloping historic spaces for modern use. Although
downtown industrial· buildings may be ideal candidates for both economic and ecological business
incentives, these spaces are also physical evidence of a cultural and industrial past, rich with stories and
information about a community's heritage. Can this heritage be conveyed to a building's new users,? This
study intends to explore the role of cultural industrial heritage in adaptive reuse, identifying methods for
conveying cultural historic significance to a place's new and modern users, and the opportunities for
redevelopers to highlight and improve upon this process. Case studies are selectively chosen in Portland,
Oregon based on specific criteria, regulatory framework, and by providing particularly insightful
information regarding this relationship between heritage and new use.
You were selected to participate in this study because of your leadership posItIOn with
<ORGANIZATION> and your experiences with and expertise pertinent to adaptive reuse in Portland,
Oregon. If you decide to take part in this research project, you will be asked to provide relevant
organizational materials and participate in an in-person interview, lasting approximately one hour in March
or April of 2010. If you wish, interview questions will be provided beforehand for your consideration.
Interviews will take place at your organization, or at a more conveniently located site. Interviews will be
scheduled at your convenience. In addition to taking handwritten notes, with your permission, I will use an
audio digital recorder for transcription and validation purposes. You may also be asked to provide follow­
up information through phone calls or email.
If you have any questions, please feel free to contact me at XXX-XXX-XXXX or XXX@uoregon.edu or
my thesis chair, Robert Z. Melnick at XXX-XXX-XXXX or XXX@uoregon.edu. Any questions
regarding your rights as a research participant should be directed to the Office for the Protection of Human
Subjects, University of Oregon, Eugene, OR 97403, (541) 346-2510.
Thank you in advance for your interest and consideration. I will contact you shortly to speak about your
potential involvement in this study.
Sincerely,
Patience Churchward
135
<DATE>
<STATE RESTORATION SPECIALIST>
<ORGANIZATION>
<ADDRESS LINE 1>
<ADDRESS LINE 2>
Dear Joy Sears:
You are invited to participate in a research project titled Conveying History in Modern Use: The Role of
Cultural Heritage in Adaptive Reuse conducted by Patience Churchward from the University of Oregon's
Historic Preservation Program. The purpose of this study is to explore how cultural heritage is
incorporated into the adaptive reuse and redevelopment process of historic buildings, using Portland,
Oregon as a case study.
While it is often suggested that historic preservation, specifically adaptive reuse, make valuable
contributions to a community's economic and environmental sustainability initiatives, there is a significant
gap in understanding the socio-cultural role of redeveloping historic spaces for modern use. Although
downtown industrial buildings may be ideal candidates for both economic and ecological business
incentives, these spaces are also physical evidence of a cultural and industrial past, rich with stories and
information about a community's heritage. Can this heritage be conveyed to a building's new users? This
study intends to explore the role of cultural industrial heritage in adaptive reuse, identifying methods for
conveying cultural historic significance to a place's new and modern users, and the opportunities for
redevelopers to highlight and improve upon this process. Case studies are selectively chosen in Portland,
Oregon based on specific criteria, regulatory framework, and by providing particularly insightful
information regarding this relationship between heritage and new use.
You were selected to participate in this study because of your Restoration Specialist position with the
Oregon State Historic Preservation Office and your experiences with and expertise pertinent to adaptive
reuse in Portland, Oregon. If you decide to take part in this research project, you will be asked to provide
relevant organizational materials and participate in an in-person interview, lasting approximately one hour
in April of 2010. If you wish, interview questions will be provided beforehand for your consideration.
Interviews will take place at your organization, or at a more conveniently located site. Interviews will be
scheduled at your convenience. In addition to taking handwritten notes, with your permission, I will use an
audio digital recorder for transcription and validation purposes. You may also be asked to provide follow­
up information through phone calls or email.
If you have any questions, please feel free to contact me at XXX-XXX-XXXX or XXX@uoregon.edu or
my thesis chair, Robert Z. Melnick at XXX-XXX-XXXX or XXX@uoregon.edu. Any questions
regarding your rights as a research participant should be directed to the Office for the Protection of Human
Subjects, University of Oregon, Eugene, OR 97403, (541) 346-2510.
Thank you in advance for your interest and consideration. I will contact you shortly to speak about your
potential involvement in this study.
Sincerely,
Patience Churchward
136
INTERVIEW CONSENT FORMS
Owner/Developer/Building Expert
Patience Churchward, Principal Investigator
University of Oregon Historic Preservation Program
You are invited to participate in a research project titled Conveying History in Modern Use: The Role of
. Cultural Heritage in Adaptive Reuse conducted by Patience Churchward from the University of Oregon's
Historic Preservation Program. The purpose of this study is to explore how cultural heritage is
incorporated into the adaptive reuse and redevelopment process of historic buildings, using Portland,
Oregon as a case study.
While it is often suggested that historic preservation, specifically adaptive reuse, make valuable
contributions to a community's economic and environmental sustainability initiatives, there is a significant
gap in understanding the socio-cultural role of redeveloping historic spaces for modern use. Although
downtown industrial buildings may be ideal candidates for both economic and ecological business
incentives, these spaces are also physical evidence of a cultural and industrial past, rich with stories and
information about a community's heritage. Can this heritage be conveyed to a building's new users? This
study intends to explore the role of cultural industrial heritage in adaptive reuse, identifying methods for
conveying cultural historic significance to a place's new and modern users, and the opportunities for
redevelopers to highlight and improve upon this process. Case studies are selectively chosen in Portland,
Oregon based on specific criteria, regulatory framework, and by providing particularly insightful
information regarding this relationship between heritage and new use.
You were selected to participate in this study because of your leadership position with
<REDEVELOPMENT ORGANIZATION> and your experiences with and expertise pertinent to adaptive
reuse in Portland, Oregon. If you decide to take part in this research project, you will be asked to provide
relevant organizational materials and participate in an in-person interview, lasting approximately one hour
in April of2010. If you wish, interview questions will be provided beforehand for your consideration.
Interviews will take place at your organization, or at a more conveniently located site. Interviews will be
scheduled at your convenience. In addition to taking handwritten notes, with your permission, I will use an
audio digital recorder for transcription and validation purposes. You may also be asked to provide follow­
up information through phone calls or email. There are minimal risks associated with participating in this
study, particularly since this phase of research is exploratory in nature.
With your permission, your name will be used in any resulting documents and publications. Use of a
pseudonym in this study is not an option because with the well-known network of preservation
professionals in Oregon, it is unlikely that your identity could remain confidential. Your participation is
voluntary. If you decide to participate, you are free to withdraw your consent and discontinue participation
at any time without penalty. It may be advisable to obtain permission to participate in this interview to
avoid potential social or economic risks related to speaking as a representative of your institution.
-----------------------------------
137
I anticipate that the results of this research project will be of value to the preservation and adaptive reuse
sector as a whole, especially in the Portland region. However, I cannot guarantee that you personally will
receive any benefits from this research.
If you have any questions, please feel free to contact me at XXX-XXX-XXXX or XXX@uoregon.edu or
my thesis chair, Robert Z. Melnick at XXX-XXX-XXXX or XXX@uoregon.edu. Any questions
regarding your rights as a research participant should be directed to the Office for the Protection of Human
Subjects, University of Oregon, Eugene, OR 97403, (541) 346-2510.
Please read and initial the following statements to note your agreement:
__ I consent to my identification as a participant in this study.
__ I consent to the use of audiotapes and note taking during my interview.
__ I consent to the potential use of quotations from the interview.
__ I consent to the use of information I provide regarding the organization with which I am associated.
__ I wish to have the opportunity to review and possibly revise my comments and the information that
I provide prior to these data appearing in the final version of any publications that may result from
this study.
Your signature indicates that you have read and understand the information provided above, that you
willingly agree to participate, that you may withdraw your consent at any time and discontinue
participation without penalty, that you have received a copy of this form, and that you are not waiving any
legal claims, rights or remedies. You have been given a copy of this letter to keep.
Print Name:
Signature: _________________________ Date:
Thank you for your interest and participation in this study.
Sincerely,
Patience Churchward
138
State Historic Preservation Office Restoration Specialist
Patience Churchward, Principal Investigator
University of Oregon Historic Preservation Program
You are invited to participate in a research project titled Conveying History in Modern Use: The Role of
Cultural Heritage in Adaptive Reuse conducted by Patience Churchward from the University of Oregon's
Historic Preservation Program. The purpose of this study is to explore how cultural heritage is
incorporated into the adaptive reuse and redevelopment process of historic buildings, using Portland,
Oregon as a case study.
While it is often suggested that historic preservation, specifically adaptive reuse, make valuable
contributions to a community's economic and environmental sustainability initiatives, there is a significant
gap in understanding the socio-cultural role of redeveloping historic spaces for modern use. Although
downtown industrial buildings may be ideal candidates for both economic and ecological business
incentives, these spaces are also physical evidence of a cultural and industrial past, rich with stories and
information about a community's heritage. Can this heritage be conveyed to a building's new users? This
study intends to explore the role of cultural industrial heritage in adaptive reuse, identifying methods for
conveying cultural historic significance to a place's new and modern users, and the opportunities for
redevelopers to highlight and improve upon this process. Case studies are selectively chosen in Portland,
Oregon based on specific criteria, regulatory framework, and by providing particularly insightful
information regarding this relationship between heritage and new use.
You were selected to participate in this study because of your Restoration Specialist position with the
Oregon State Historic Preservation Office and your experiences with and expertise pertinent to adaptive
reuse in Portland, Oregon. If you decide to take part in this research project, you will be asked to provide
relevant organizational materials and participate in an in-person interview, lasting approximately one hour
in April of 20 IO. If you wish, interview questions will be provided beforehand for your consideration.
Interviews will take place at your organization, or at a more conveniently located site. Interviews will be
scheduled at your convenience. In addition to taking handwritten notes, with your permission, I will use an
audio digital recorder for transcription and validation purposes. You may also be asked to provide follow­
up information through phone caBs or email. There are minimal risks associated with participating in this
study, particularly since this phase of research is exploratory in nature.
With your permission, your name will be used in any resulting documents and publications. Use of a
pseudonym in this study is not an option because with the weB-known network of preservation
professionals in Oregon, it is unlikely that your identity could remain confidential. Your participation is
voluntary. If you decide to participate, you are free to withdraw your consent and discontinue participation
at any time without penalty. It may be advisable to obtain permission to participate in this interview to
avoid potential social or economic risks related to speaking as a representative of your institution.
I anticipate that the results of this research project will be of value to the preservation and adaptive reuse
sector as a whole, especiaBy in the Portland region. However, I cannot guarantee that you personally wiB
receive any benefits from this research.
139
If you have any questions, please feel free to contact me at XXX-XXX-XXXX or XXX@uoregon.edu or
my thesis chair, Robert Z. Melnick at XXX-XXX-XXXX or XXX@uoregon.edu. Any questions
regarding your rights as a research participant should be directed to the Office for the Protection of Human
Subjects, University of Oregon, Eugene, OR 97403, (541) 346-2510.
Please read and initial the following statements to note your agreement:
__ I consent to my identification as a participant in this study.
__ I consent to the use of audiotapes and note taking during my interview.
__ I consent to the potential use of quotations from the interview.
__ I consent to the use of information I provideregarding the organization with which I am associated.
__ I wish to have the opportunity to review and possibly revise my comments and the information that
I provide prior to these data appearing in the final version of any publications that may result from
this study.
Your signature indicates that you have read and understand the information provided above, that you
willingly agree to participate, that you may withdraw your consent at any time and discontinue
participation without penalty, that you have received a copy of this form, and that you are not waiving any
legal claims, rights or remedies. You have been given a copy of this letter to keep.
Print Name:
Signature: Date:
Thank you for your interest and participation in this study.
Sincerely,
Patience Churchward
140
BIBLIOGRAPHY
Abbott, Carl. Portland: Gateway to the Northwest. Northridge, CA: Windsor
Publications, 1985.
Abbott, Carl. Portland Planning, Politics, and Growth in a Twentieth-Century City.
Lincoln, NE: University of Nebraska Press, 1983.
Baker, David. "Contexts for Collaboration and Conflict," Managing Historic Sites and
Buildings: Reconciling Presentation and Preservation, edited by Gill Chitty &
David Baker. New York, Routledge 1999, 1-22.
Blockley, Marion. "Preservation, Restoration and Presentation of the Industrial Heritage:
a case study of the Ironbridge Gorge." in Managing Historic Sites and Buildings:
Reconciling Presentation and Preservation, edited by Gill Chitty and David
Baker. New York: Routledge, 1999, 141-156.
Bloom, Joshua. "Commercial District Gentrification," in Economic Restructuring.
http://www.preservationnation.org/main-street/resources/public/RMS_
Gentrification.pdf (accessed March 17,2010).
Brand, Stewart. How Buildings Learn. New York: Viking Penguin, 1994.
Breslin, Maggie & Richard Buchanan. "On the Case Study Method of Research and
Teaching in Design." Design Issues 24, no. 1 (Winter 2008): 36-40.
Bridgeport Brewing Company, website. http://www.bridgeportbrew.com/#brewpub/
(accessed February 25,2010).
Buhl, Laura. "The Impact of Transportation Developments on Urban Form and Society in
Portland, Oregon: 1851-1990." Master's Thesis, University of Oregon, 2000.
Building Design & Construction's nineteenth annual Reconstruction Awards, 2003.
http://www.highbeam.com/doc/1 G1-109405835.html (accessed November 15,
2009).
141
City of Portland Bureau of Planning & Sustainability. "Financial Incentives for Historic
Preservation: A Summary of Selected Grants, Loans, & Tax Benefit Programs,"
City of Portland Bureau of Planning & Sustainability: Historic Resources
Program, 2007.
http://www.portlandonline.com/bps/index.cfm?c=440l2&a=146265 (accessed
March 26, 2010).
City of Portland Bureau of Planning & Sustainability. "Summary of Portland Historic
Resources Zoning Regulations," City of Portland Bureau of Planning &
Sustainability: Historic Resources Program, 2007.
http://www.portlandonline.com/bps/index.cfm?c=440 l2&a=146263 (accessed
March 26, 2010).
Cornelius, Ross. April 23, 2010, Crane Lofts, Portland, Oregon.
Costello, Dan, Robert Mendelsohn, Anne Canby, and Joseph Bender. The Returning·
City: Historic Preservation and Transit in the Age of Civic Revival. Washington
D.C.: Federal Transit Administration, National Trust for Historic Preservation,
2003.
Crane Lofts, website. http://cranelofts.com/(accessed February 24,2010).
Duxbury, N. & E. Gillette. "Culture as a Key Dimension of Sustainability: Exploring
Concepts, Themes, and Models." Working paper, 2007.
http://74.l25.l55.132/search?q=cache:Sj3UhjdNiwQJ:www.cultureandcommuniti
es.ca/downioads/WPI-Culture-Sustainability.pdf (accessed March 25,2010).
Edlen, Mark. Interview, April 9, 2010, Weinhard Brewery Block Two, Portland, Oregon.
Engeman, Jessica. Interview, March 26,2010, Venerable Properties, Portland, Oregon
Engeman, Jessica. "Northwest Fence & Wire Works Building," National Register of
Historic Places Nomination. United States Department of the Interior: National
Park Service, 2004.
Erendil, Asuman Tiirkiin & Auhal Ulusoy. "Reinvention of Tradition as an Urban
Image: The Case of Ankara Citadel." Environment and Planning B: Planning and
Design 29 (2002): 655-672.
Fleming, Todd. Interview, March 27, 2010, Bridgeport Brewing Co., Portland, Oregon.
Gaudet, Julien-Aziis. "Elements and Theories of Architecture: 1894 and following,
1901," in America Builds, edited by Leland Roth (Draft for Second Edition,
2010), Part 7a, pg. 19-35.
142
GBD Architects, Inc. "The Brewery Blocks, Portland Oregon." Promotional Material,
2010.
Hardy, Hugh. "The Romance of Abandonment: Industrial Parks." Places­
Massachusetts 17, no. 5 (2005): 32-37.
Hawkes, John. The Fourth Pillar ofSustainability: Culture's Essential Role in Public
Planning Melbourne: Cultural Development Network, Common Ground, 2003..
Henry's Twelfth Street Tavern, website. http://www.henrystavern.com/page/history
(accessed March 1,2010).
Herrero, Luis Cesar, Jose Angel Sanz, Maria Bedate, Ana Devesa, and Maria Jose del
Barrio. "The Economic Impact of Cultural Events: A Case-Study of Slamanca
2002, European Capital of Culture." European Urban and Regional Studies 13,
no. 1 (2006): 41-57.
"Historic Bridgeport Brewpub Prepares to Reopen." Portland Media Update, January
2006. http://travelportland.com/media/updates/jan06.html (accessed March 16,
2010).
Jacobs, Jane. The Death and Life ofGreat American Cities. New York: Random House,
1961.
Kamin, Blair. "Historic Preservation and Green Architecture: Friends or Foes?"
Preservation (March/April 2010): 28-33.
Kidney, Walter C. Working Places: The Adaptive Use of Industrial Buildings.
Pittsburgh, PA: Ober Park Associates, Inc., 1976.
Knox, Paul & Heike Mayer. Small Town Sustainability: Economic, Social, and
Environmental Innovation. Basel: BirkhaDuser, 2009.
Kunstler, James Howard. "Home from Nowhere." The Atlantic Monthly 278, no. 3,
(September 1996): 43-66.
Lang, Jon T. "Privacy, Territoriality, and Personal Space - Proxemic Theory," In
Creating Architectural Theory: The Role of the Behavior Sciences in
Environmental Design. New York:Van Nostrand Reinhold, 1987, 147.
Langston, Craig, Francis K.W. Wong, Eddie C. M. Hui, and Li-Yin Shen. "Strategic
Assessment of building Adaptive Reuse Opportunities in Hong Kong." Building
and Environment 43 (2008): 1709-1718.
143
Malsin, Brad. Interview, March 9, 2010, Olympic Mills Commerce Center, Portland,
Oregon.
Matthews, John & David Herbert, editors. Unifying Geography: Common Heritage,
Shared Future? Oxfordshire, UK: Routledge, 2004.
McClean, Kathleen. "Looking at Exhibitions: One Approach to Criticism," In Planning
for People in Museum Exhibitions. Washington D.C.: Association of Science­
Technology Centers, 1993, 163.
Moe, Richard. "Sustainable Stewardship: Historic Preservation Plays an Essential Role in
Fighting Climate Change." Lecture presented at International Conference of
National Trusts, Dublin, Ireland, March 27,2008.
Muller, Edward K. "Industrial Preservation: Connecting People, Place and History."
Sixth Annual Frederic M. Miller Memorial Lecture, City Museum of Washington,
Washington D.C., 2004.
National Association for Interpretation. http://www.interpnet.com/(accessed 11/16/09)
National Trust for Historic Preservation. "National Trust Community Investment
Corporation (NTCIC) Projects, B & 0 Warehouse Case Study."
http://www.preservationnation.org/resources/case-studies/ntcic/b-o­
warehouse.html (accessed April 30, 2010).
Neuman, Lawrence. Social Research Methods: Qualitative and Quantitative
Approaches. (Boston: Pearson Education, Inc.), 2006.
"Northwest Fence and Wire Works Case Study: Preservation in Action Award
Recipient," Architectural Heritage Center.
http://www.visitahc.org/content/northwest-fence-and-wire-works-case-study
(accessed March 6, 2010).
Olympic Mills Commerce Center, website. http://www.olympicmills.com/funding
(accessed April 29, 2010).
Portland Building Ads Blog, entry posted February 17,2010.
http://pdxbuildingads.blogspot.com/(accessed February 27, 2010).
Portland City Planning Commission, Portland's Industrial Areas: An Initial Appraisal of
Blight and Related Factors. Portland, OR: Community Renewal Program,
Portland City Planning Commission, 1967.
144
Prohaska, Sharr & Elizabeth O'Brien. "Portland Cordage Company Building," National
Register of Historic Places Nomination. United States Department of the Interior:
National Park Service, 1992.
Relph, E. Place and Placelessness. London: Pion Limited, 1976.
Roseland, Mark, Maureen Cureton, and Heather Wornell. Toward Sustainable
Communities: Resources for Citizens and their Governments. Gabriola Island
BC, Canada: New Society Publishers, 1998.
Ryden, Kent C. Mapping the Invisible Landscape: Folklore, Writing and the Sense of
Place. Iowa City: University of Iowa Press, 1959.
Rypkema, Donovan. "Community, Place and the Economics of Historic Preservation,"
Keynote Address: Alexandria Historic Preservation Conference and Town
Meeting (First Baptist Church, Alexandria), May 5, 2007.
Rypkema, Donovan. "Why Historic Preservation is Smart Growth."
http://www.wisconsinhistory.org/hp/smartgrowthIRypkema.asp (accessed January
10,2010).
Schneider, Kenneth R. On the Nature of Cities: Toward Enduring and Creative Human
Environments. San Francisco: Jossey-Bass, Inc., 1979.
Sears, Joy. Interview, April 19,2010, Oregon State Historic Preservation Office, Salem,
Oregon.
SERA Architects, "Crane Company Building."
http://www.serapdx.com/project.php?category=1&project=106 (accessed
February 24,2010).
Severcan, Yucel & Adnan Barlas. "The Conservation of Industrial Remains as a Source
of Individualization and Socialization." Industrial Journal of Urban and Regional
Research 31, no. 3 (September 2007): 675-682.
Shacke1 Paul A. & Matthew Paluso "Remembering an Industrial Landscape"
International Journal ofHistorical Archaeology 10, no. 1 (March 2006): 49-71.
Shrimpton, Rebecca H. National Register Bulletin 15: How to Apply the National
Register Criteria for Evaluation. National Park Service: Department of the
Interior, 2002. http://www.nps.gov/nr/publications/bulletins/nrb15/INDEX.htm
(accessed January 13,2010).
145
Stout, Heidi 1. "Eyeing the Industrial Sanctuary." Portland Business Journal, September
8, 2003. http://www.bizjoumals.com/portland/stories/2003/09/08/focusl.htm!
(accessed April 25, 2010).
Stratton, Michael. Industrial Buildings: Conservation and Regeneration. New York &
London: E & FN Spon, 2000.
Sustainable Development Research Institute, "Social Capital Formation and Institutions
for Sustainability." Workshop proceedings prepared by Asoka Mendis,
Vancouver, BC, November 16-17, 1998.
www.williambowles.info/mimo/refs/soc_cap.html (accessed April 1,2010).
Tess, John, M. "Weinhard Brewery Complex," National Register of Historic Places
Nomination. United States Department of the Interior: National Park Service,
1999.
Tess, John M & Jeri S. Tess "Portland Thirteenth Avenue Historic District," National
Register of Historic Places Nomination. United States Department of the Interior:
National Park Service, 1987.
"The Germans," In Immigration: Journey to America.
http://library.thinkquest.org/20619/German.html (accessed March 4, 2010).
Tilden, Freeman. Interpreting Our Heritage. New York: University of North Carolina
Press, 1957.
"To Celebrate Turning Twenty, Bridgeport Brews 'Ropewalk,' Portland Business
Journal, February 16,2004.
http://portland.bizjoumals.com/portland/stories/2004/02/16/daily9.htm! (accessed
February 25, 2010).
United Nations, "Report on the World Commission on Environment and Development:
Our Common Future." U.N. Documents, 1987. http://www.un­
documents.net/ocf-02.htm#I (accessed April 7, 2010).
United States Green Building Council. LEED® for New Construction & Major
Renovations: Version 2.2, October 2005.
Wheeler, Stephen M. "Evolution of Built Landscapes in Metropolitan Regions." Journal
ofPlanning Education and Research 27 (2008): 400-416.
Works Partnership Architecture. "Olympic Mills Commerce Center," website.
http://www.worksarchitecture.net/www/html/omcc.html (accessed May 1,2010).
Yin, Robert. Case Study Research: Design and Methods. Los Angeles: Sage
Publications, 2009.
Zeisel, John. Inquiry by Design. New York: W. W. Norton & Company, 2006.
Zisman, K., J. Koler, J. Morrison, B. Grimala, and A. Yost. "Olympic Cereal Mill
Building," National Register of Historic Places Nomination. United States
Department of the Interior: National Park Service, 1989.
146