Author Archives: Kimmie Moran

The Lariat

The Lariat was originally built in the late 1950s as a motel, and was renovated and permitted as legal apartments in 2003. Unfortunately, the development has never lost the feel of being a motel for transient households. The redesign has provided residents with a strong sense of individual identity and ownership of their own home, while connecting neighbors through supported community interaction. The scope of work included an evaluation and rehabilitation of the existing site, building envelope, interiors, mechanical and electrical systems. Given the extensive rehabilitation required for the apartment complex, and the low density of the project compared with the site, 15 additional units were constructed in 4 additional buildings. Three-story buildings located adjacent to the commercial district contribute to the urban fabric and create architectural vitality. Bringing the new buildings closer to the sidewalk has created a more vibrant interaction between the public realm and the more private residential realm of the neighborhood.

Parkway Village Apartments

Parkway Village apartment is a multi-family, low-income residential renovation project, originally constructed in 1997. In efforts to reduce disruption of residents, the project split into two phases; Parkway East and Parkway West. Both phases underwent significant foundation repair and complete envelope rehabilitation.

PDX North Terminal Heating Water

Carleton Hart and KPFF Civil Engineers were asked by the Port to collaborate on the project, with both firms serving as co-prime consultants while providing the Port with a seamless design and project management experience. Both firms hired PAE to provide mechanical and electrical engineering, assuring proper coordination and a consistent design approach. The overall goal of the project was to separate the Port’s fire suppression water service from its domestic water service, per an agreement between the City of Portland and the Port of Portland.

The scope involved piping and equipment upgrades to 10 separate areas in and around the terminal building, with work occurring on the airfield, around the perimeter of the concourses, along NE Airport Way, in the employee parking lot, and within support areas on the deplaning level of PDX. The work was carefully planned and phased around various work area and construction window restrictions, so that project impacts would be kept to a minimum.

PDX Concourse A HVAC Replacement

CHA, PAE and KPFF worked with the Port to design and install a significantly upgraded HVAC system on both levels of concourse A. the scope involved replacing two 30-year-old existing rooftop HVAC units, each serving its own floor, with a single new Variable Refrigerant Flow (VRF) system for both the passenger areas and operations spaces for Horizon Air. The VRF system included replacement of approximately 30 existing VAV boxes with new fan coil units, 6 new rooftop condensers, a new rooftop ventilation unit, new shafts for connecting ductwork and piping on both levels into a single system, and extensive refrigerant piping throughout the facility. Work had to be performed without taking the existing cooling systems offline for extended periods, and was planned around very tight construction windows, as concourse A is one of the busiest areas at PDX. The project also coordinated its efforts around the redesign of a concessions space on the concourse, and worked around the operations of an existing full-service restaurant.

PDX Security Badging Office (SBO)

As part of a project to provide a new access control system across the entire airport, CHA designed a new Security Badging Office (SBO) / Lost & Found designed to facilitate the re-badging of nearly 9,000 airport badge holders. The project relocated the existing SBO and a separate badging training room into a single facility, allowing for the oversight of computer-based training by transaction staff and leading to improved staff utilization.

A custom-designed, multi-station transaction counter consolidates multiple functions into a ‘one-stop shop’, making the badging process more efficient for both SBO staff and badge holders. Each transaction station integrates the complex technology required for security badging, provides acoustical and visual privacy for badge holders’ information, and can flexibly serve travelers seeking lost and found items.

The new SBO is designed out so that both the reception area and employee workspaces take advantage of the views of the airfield and ample daylight provided by its west-facing windows.

Port of Portland On Call Services

CHA has played a variety of roles on various Port project teams. This meant leading and managing the consultant team on some projects, while playing a supporting role on others. Regardless of our scope, our goal is always to assist the Port in whatever way we can to assure a project’s success. We do this because we do not think of ourselves as just architects, but as partners in the development and execution of a project.

New Meadows – on the boards

New Meadows is a proposed project that will expand the reach and influence of the Bridge Meadows community by providing safe haven for at-risk youth aging out of the foster care system. New Meadows will be a partnership between New Avenues for Youth, Bridge Meadows, Children First of Oregon, and the Home Builders Foundation. The facility will be 9,800 square feet and have 15 apartments for young adults ages 18-24. The site is a block away from Bridge Meadows, fostering connections with families, elders, and support staff. A Resident Assistant will live onsite helping to provide guidance, support and access to essential tools as these young adults transition into the next phase of their life.

LaScala

LaScala is part of the 1st and Lombard mixed-use development, an innovative partnership by two developers with individual projects providing housing at variety of income levels and mixed-use commercial opportunities. The two buildings, located on a full-block site in the Old Town district of Beaverton’s core, are envisioned to serve as a catalyst for downtown living, promoting respectful development for the urban lifestyle in the City of Beaverton. The buildings are oriented to work together to define the block, held close to the sidewalk with parking tucked away from view. A pedestrian plaza serves as an outdoor gathering space and transition between the two buildings off of Lombard Avenue, encouraging the use of public transit. The adjacent building, The Barcelona, contains affordable housing and is arranged toward the corner of Second and Lombard with community space at the ground floor level.

LaScala brings a commercial component to the site, focused towards the busy intersection at Lombard and Beaverton Hillsdale Hwy where visible retail will draw people in. The 5-story 47,000 square foot building will also provide 44 apartments targeted to the local work force in a mix of one- and two-bedroom units. The first level will contain a variety of retail spaces for shops or small restaurants, and a lobby entrance for the apartments above. In addition to providing active retail spaces at the street level, resident support areas are provided throughout, including an outdoor terrace and gathering space on the top floor. Building forms are expressed with ample glazing and massing arrangements to provide visual interest. The materials selected respect both the existing and developing urban fabric. Both exterior and interior finishes are composed in a palette conveying quality and timeless sophistication. Units are arranged to maximize views and take advantage of natural light with open floor plans for flexible living.

LMC Office

CHA was commissioned to provide design services for a 10,300 sf TI of an existing industrial building. What is now the new home of LMC Construction, the building provides much-needed space for office and personnel expansion.

The layout was designed to maximize efficiency while maintaining a sense of openness and connectivity. This is achieved through the use of floor to ceiling glass, which also allows for better light distribution between spaces. New roof monitors provide natural light to central work stations. Other design features include the use of wood slats to provide visual warmth and aesthetic continuity as well as acoustical wave clouds for noise reduction.

Miracles Central

Miracles Central is a 47-unit affordable housing complex in the Rose Quarter. The six-story building provides drug-and-alcohol free housing and services for residents of Central City Concern and Miracles Club, in partnership with the Multi-Cultural Development Group (MCDG). With a mix of studios, one and two bedroom units, the building provides ground floor space for flexible mentorship, community meetings and resident services.The building offers a place in the community where individuals and their families can find support services and social activities in an environment that inspires continued sobriety. The design strives to provide generous outdoor spaces through private balconies, natural rain garden and a central courtyard in the active Lloyd neighborhood, while maintaining convenient access to public transportation.

 

NAYA Generations

NAYA Generations is a 40-unit affordable and inter-generational housing project in the heart of the Lents neighborhood. The community supports Native American youth, families and elders, while also welcoming the broader community. Phase I of this project consists of four buildings. The community model joins permanent homes for children adopted from the foster care system with the support of elders within the larger community. The project is sponsored by co-general partners NAYA (Native American Youth and Family Association) and GRES (Guardian Real Estate Services).

Phase II will include a combined center community (the Longhouse) and early learning center. It will serve the immediate community as well as the Portland-area Native American community. The community shares a larger central courtyard with smaller courtyard and outdoor amphitheater which enhances its relationship to nature.

Our House

Complete renovation/expansion of an existing 8,000 sq. ft., single story nursing home. The building is a 14,500 sq. ft. two-story licensed Residential Care Facility. Project goals included the transformation of an existing, aging nursing home into a warm and nurturing environment. CHA expanded occupancy from 12 residents in combination single/double occupancy rooms with shared toilets to 14 residents in single occupancy rooms and private toilets. The team provided expanded common spaces including dining room/kitchen, living room, therapy room, nursing rooms and offices while respecting and enhancing the existing landscape.

Gilman Court

Gilman Court is a 60-unit affordable housing complex in NE Portland. The six story building is a two phase mixed use development in partnership with Human Solutions, Ride Connection, and REACH Community Development. In Phase II the project includes one bedroom units for seniors and community amenity spaces, and joins the Phase I courtyard expansion. The design focuses on connection to both the natural environment and community. The expansion of the outdoor courtyard provides a centrally focused, shared plaza and small seating among landscape niches. In the courtyard a generous pathway connects the residents to 99 NE Avenue while providing a public pedestrian corridor.

Rosewood Plaza

Rosewood Plaza includes a new 19-unit building and a renovation of two 26-unit existing 1980s apartment buildings in Rockwood Town Center. The new four story building includes a ground floor non-profit dental clinic, non-profit medical provider, community exercise room, roof terrace and an interactive play area for families. The project further incorporates new outdoor gathering spaces. The Green Communities Certified building provides sustainable measures that enhance the quality of life including healthy materials, energy-recovery ventilation, and a highly efficient exterior envelope.

PDX Gate D10 and D11 Sterile Corridor Improvements

As part of CHA’s On-Call services contract with the Port of Portland, we upgraded the Concourse D International Flight Gate areas of to comply with the Department of Homeland Security – Customs and Border Protection, current design standards as well as the Port’s common use standards. The work included several fully glazed partition walls to replace existing folding partitions connecting these gates to the Federal Inspections Services area, as well as new millwork, data system upgrades, flight information display replacement, new ceilings and flooring, as well as full CCTV coverage of the corridors, holdrooms, the jet bridges, and ramp areas. The project was a collaborative effort between Department of Homeland Security – Customs and Border Protection and the Port of Portland.

PDX Deicing Treatment Building

The PDX Deicing treatment building is part of a larger Deicing Systems Enhancement project for the Port of Portland. This steel and CMU structure houses the processing equipment for the treatment of recovered deicing glycol. The main volume of the building, the Treatment Room, contains two 32 ft. high reactors and access catwalk platforms, as well as numerous other pumps, pipes and equipment required for the process. The center of the building, marked by a lower, single-slope roof, houses offices, laboratory and IT rooms, as well as a large electric room powering the treatment process and a new nearby Pump Station. Support functions for the employees include a breakroom, restrooms and showers. A 2,400 sq. ft. storage mezzanine is included over the office related functions, and the remainder of the building is a storage garage for the Glycol Recovery Vehicles.

The Barcelona

The Barcelona introduces new transit-oriented, sustainability focused urban development to the historic heart of the City of Beaverton. The 40,000 square foot, 4-story development and adjacent workforce housing project provide downtown living opportunities at a variety of income levels. The massing of the building is arranged towards the intersection of 2nd and Lombard, providing a lively pedestrian experience along both frontages. The building forms will be expressed with ample glazing, massing arrangements to provide visual interest, and materials which respect both the existing and developing urban fabric.
The primary entrance to the development is located adjacent to a public pedestrian plaza between the two buildings which includes seating, bicycle parking, raised planters, public art, and a transit shelter topped with a green roof. This corner is further enlivened by a four story living wall adjacent to intimate seating areas on each floor and leading to the angled rooftop solarium. Circulation and common rooms within the building are designed with daylighting, interaction opportunities, and a pleasant daily experience in mind. Units are arranged to take advantage of views and natural light with open plans for flexible living. Outdoor balconies are provided for most apartment, arranged with overhangs and privacy screens to ensure shading of windows and minimal solar heat gain in summer months. Wall assemblies and building systems throughout the project are selected for durability, energy efficiency, and ultimate resident comfort.

St. Nicholas Church

A 3,000 sq. ft. American Orthodox Church utilizing modern materials, a post and beam structure and natural light to convey the historical vernacular and symbology of the church. The arrangement and design of the narthex, sanctuary and outside spaces support the ceremonial services and ritual processions. Much of the construction utilized the various skills of the church congregation. This project won the 1997 American Institute of Architects Citation Award.

PDX Baggage Screening Improvements

Carleton Hart Architecture, in collaboration with PGAL Architecture, completed the BSI project in 2012. The project involved the installation of a completely new outbound baggage conveyor system for the entire airport, incorporating inline baggage screening technology. Design and construction took approximately 10 years. The process involved strong agency coordination among the Port of Portland, the Transportation Security Administration (TSA), airlines, concession tenants, and the architectural/engineering team.

CHA’s primary role was project manager for the entire design team. We were responsible for coordinating all drawings and specifications, engaging and coordinating consultants, and managing construction administration of a multi-faceted project.

Ladd Carriage House

The Ladd Carriage House (1883), one of Portland’s first designated landmark buildings, received an extensive exterior rehabilitation and an interior redesign. Carleton Hart Architecture conducted a historic analysis of the building and developed a design of the exterior that recognizes both its historic significance and addresses modern requirements. The inside of the building has been reorganized with new stairs and an elevator, and the original ‘hayloft’ area with its impressive trusses has been restored.

In 2012, CHA performed tenant improvements for an English gastropub including full commercial kitchen, 2 bars and seating for over 100 patrons.

Walnut Park

In an effort to preserve affordable housing for longtime senior residents in this predominately African-American neighborhood in NE Portland, REACH Community Development acquired the Walnut Park apartments and initiated renovation. Primary goals of the renovation were to increase the building’s energy efficiency and to improve the aesthetics of its brutish design.

Exterior improvements included new high performance windows and insulation, Energy Star white roofing, and air-tight detailing to control the transfer of moisture and heat through the walls. Deteriorated wood panel siding was replaced with cleanly detailed fiber cement that complements the rhythm of the building’s massing. Cedar sunshades liven the facade and keep the apartments cooler in the summer. A nondescript entrance and an imposing fence were replaced with a welcoming entry canopy and patio area along a transparent new community room. Raised planters and cedar benches provide a sense of security while maintaining a connection to the street. A community garden was created with raised planter beds donated and installed by CHA. Units finishes were also upgraded, appliances were replaced with high-efficiency models, and two apartments were renovated to meet ADA standards.

Spencer House

Carleton Hart was recently commissioned to renovate the Spencer House, a housing development located in the heart of Central Beaverton. Within walking distance to many amenities, Spencer House’s neighborhood is considered the second most walkable neighborhood in Beaverton. Built in 1971, Spencer House’s 48 units are comprised of 12 one-bedroom apartments, 24 two-bedroom apartments, and 12 three-bedroom apartments.

The scope of work included the building envelope (replacing existing siding, windows, doors, roof, gutters, and downspouts; repairing exterior stairs and decks), interiors (creating accessible units; replacing cabinets, counter tops, sinks, closet doors; and providing new hot water heaters in individual units), and site work (repairing sidewalks, improving walkways throughout the site, and repairing sewer lines). The resulting building has greatly improved accessibility, sustainability and livability for tenants and the community.

Ft. Vancouver

CHA has worked on multiple projects at the historic Fort Vancouver National Site in Washington State. The Artillery Barracks (1904) at the Fort Vancouver National Site and a significant example of the military architecture of the era. CHA was engaged for the replacement of roofing surfaces on the main roof and various porch roofs, requiring a high level of care and consideration to protect the building’s historic integrity.

Upon our inspection in 2007, we found poor flashing caused of a number of failures and water intrusion facilitated construction of new roof. Removal of the roofing system also uncovered failures in the built-in gutter system, which lead to new gutters on the entire building. Historic slate shingles were considered on the main roof, but composition roof with a similar look to slate was chosen in response to budget constraints. New metal roofing, the original material on the porch roofs, restored the porches back to their original design intent. New flashing was detailed at all roof penetrations to mitigate water intrusion and existing ventilators were prepped, painted and re-set on the new roof.

In 2008, The Vancouver National Historic Reserve Trust commissioned Carleton Hart Architecture to assess the exterior envelope condition of the Post Hospital Building 614 for purposes of submittal to the 2008 Save America’s Treasures program.

Atkinson Memorial Church

The congregation of the Atkinson Memorial Church commissioned CHA to create an addition to their historic 1925 church, providing classrooms and elevator access into the church. The site is located within the McLoughlin Historic Conservation District, and the design was approved by neighborhood, city and state review agencies.

The 6,000 square foot addition connects to the church on two levels in a manner respectful of its original aesthetics and with a minimal disruption of historic fabric. The new building transitions from the two story lobby with brick cladding to the one story wing of classrooms, designed to reflect the adjacent historic homes in materials and massing.

Chaucer Court

Constructed in 1924, the former International Order of Odd Fellows headquarters was remodeled in the 1980s for affordable housing use. This major rehabilitation entailed windows (historic reproductions on the street elevations), cleaning of the brick and terra cotta, new roof, and a compete upgrade of all interior residential units. The building is listed in the National Register, and was subject to Portland historic design review, State SHPO and National Parks review and approval. By working closely with City and State agency staff through the early design process, the project team was able to win unanimous Landmarks Commission approval at our first hearing. Construction of the project was completed in December 2011.

The Knoll at Tigard

The Knoll at Tigard site is a prime urban development opportunity, on the edge of the developing downtown of the City of Tigard. Consistent with the City development plans, The Knoll brings a previous capacity of only three residences to a density of nearly 50 units per acre. The design takes advantage of an established infrastructure of utilities, adjacent transportation & services, and serves as a catalyst for respectful development of the urban neighborhood.
The 45,000 square foot, 48-unit apartment building provides active living for low income seniors, and includes 2,000 square feet of common rooms. The enlivened streetscape, entry gardens and overhanging balconies provide outdoor gathering spaces designed for a sense of safety while providing interaction opportunities. The 4-story central lobby & circulation core is a slightly taller mass set back to encourage approach from both east and west, and is highlighted by a unique Living Column. The northern wing steps down to 3 stories, matching scale more closely with the neighboring residences. The massing variety breaks down a long façade, developing rhythmic patterns for visual interest. Rainwater from the sloped roofs is captured and directed to a 15,000 gallon cistern, then re-routed for use flushing unit toilets. All ground floor units are equipped with roll-in showers, increasing the number available for residents with limited mobility. Remaining units are designed to be adaptable with the potential needs of an aging population. The open unit floor plan emphasizes spaciousness and allows flexibility for furniture placement, combining with daylighting and ventilation efforts to promote a peaceful living environment.

McCallister Village

McCallister Village is a mixed-use project with 50,000 sq. ft. of accessible multi-family apartments plus 6,000 SF of commercial space. The two acre site is in the Fruit Valley neighborhood, a former agricultural area. The Village’s design is inspired by the rich farming traditions of the area. The buildings provide a wide range of housing options from studios to four-bedroom residential living units with a focus on sustainability. A portion of the commercial space will become home to the offices of ACE, and a commercial business enterprise. The Boys and Girls Club provides a pre-teen after-school program in the community room.

Nuevo Amanecer Phase IV

Nuevo Amanecer Phase IV is a welcomed addition to an already successful housing development in Woodburn. Built in 1994 and 1999, Nuevo Amanecer Phase I and II is together an innovative affordable housing development for farmworkers and their families. Carleton Hart previously renovated these phases and has now designed Nuevo Amanecer Phase IV. This new 40 unit medium-density residential community adjacent to Phase II consists of nine 2-story and 3-story buildings arranged in courtyards for optimal solar exposure and pedestrian circulation around the site. Buildings are a mix of one, two and three bedroom flats and townhomes. Support spaces for residential use include a multi-purpose community room, laundry room, management office, natural play areas, and a community plaza that connects to the Nuevo Amanecer Phase II property.

Gateway Garden

ACE acquired this tax credit property, 32 units of affordable housing in late 2009. A Capital Needs Assessment (CNA) had been completed to determine the extent of improvements required to increase the energy efficiency of the project and to improve the quality of life of the residents. CHA was commissioned to evaluate the CNA and create a design that would effectively achieve those goals. A rain-screen system was installed using horizontal siding and plywood panels that included energy efficient windows. Interior improvements included Energy Star appliances, new plumbing fixtures, lighting, cabinets, countertops, flooring, interior painting and wireless internet access for the entire complex. Major site improvements allow for accessible walking paths, improved sunlight for natural daylighting and room for a children’s play area.

Village Quarter

The Village Quarter Mixed-Use Development in McMinnville, Oregon’s Downtown Design District was completed in the summer of 2008. The project builds on the main street qualities of the existing downtown core by incorporating familiar historic materials and details in a contemporary approach.

Project Goals included balancing a variety of building scales within context, creating environment for seniors among lively neighborhood, introducing a new concept for community to have new senior housing above retail, balancing lively commercial neighborhood by providing private retreat landscaped courtyard at second floor.

Oleson Woods

Adjacent to mass transit and employment centers with over 18,000 jobs, this 32-unit family housing project provides one, three, and four-bedroom apartments as well as a community center. The design carefully preserves and harmonizes with the natural beauty of the 3.1-acre site. Northwest-style steep-gabled buildings are grouped around common open areas to provide a sense of community. A nature trail, basketball court and playground provide a variety of opportunities for children and adults to be outside. Common pathways thoughtfully link areas to one another. The community center houses after-school kids’ programs, adult programs, and maintains computer stations with internet access.

Specific green building elements include whole-house ventilation systems, onsite rainwater filtration, abundant natural lighting, fluorescent lighting fixtures, cementitious siding, insulation exceeding code requirements, Energy Star appliances, fly-ash concrete and low-VOC adhesives and paint. All 24 ground-floor units are visitable by persons with disabilities, including three that are fully accessible. Each unit provides residents with private outdoor space. In addition to green building elements CHA’s site design preserves valuable wildlife habitat. A seasonal wetland at the center of the site has been preserved, enlarged and enhanced. Storm water run-off from the site is naturally filtered in a water quality facility landscaped with native plantings. All of these features provide opportunities for special education programs featuring exploration and ecology.

The Julian Hotel

The Julian Hotel is a 35-unit apartment building originally constructed in 1893. The four story building was completed as the Julian Hotel in 1911, and is listed on the National Register of Historic Places. Improvements include reconfiguration of the first floor to provide improved resident and entry services, improved and additional tenant spaces, seismic improvements, repair of existing brick and windows, exterior canopy replacement, roof replacement, elevator upgrade and interior unit improvements which include new cabinetry, flooring, ventilation systems and fixtures.

La Clinica and Ortiz Community Center

Carleton Hart Architecture completed a county health clinic and community center designed to meet the needs of a newly emerging master-planned neighborhood in northeast Portland. The building provides a Multnomah County neighborhood health clinic, counseling space, family resource center, community gathering space, credit union and activity space for children.

This project is recognized as a strong example of sustainable development. The efficient use of land included shared parking, minimal setbacks and construction for future vertical growth. It encourages a mix of uses spurring economic vitality of an existing commercial area. It was designed to be safe, pleasant and convenient for pedestrians, bicyclists and riders of public transportation. Additionally, the Ortiz Center is energy efficient, respects existing ecosystems and natural resources, reuses an existing site, and captures abundant natural light and ventilation. Materials from the previous building were recycled into another project.