Pioneer Courthouse Square

Pioneer Courthouse Square Renova•on Renova•on SCHEMATIC DESIGN REPORT 14 MARCH 2016

TABLE OF CONTENTS

PROJECT S UMMARY . . . . . . . . . . . . . . . . . . . . . . . 1 1.0 PROJECT TE AM . . . . . . . . . . . . . . . . . . . . 3 1.1 PROJECT S UMMARY . . . . . . . . . . . . . . . . 4

APPEN DIX A: VISI ONING . . . . . . . . . . . . . . . . . . 29 APPENDIX B: PROJECT SCOPE ANALYSIS ANALYSIS OF WESTERN ARCHITECTURAL’S 2013 VISUAL ASSESS MENT SUM MARY . . . . . . . . . . . . . . . . . . 37

Project Descrip!on . . . . . . . . . . . . . . . . . 4 Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

APPENDIX C: TREE ASSESSMENT . . . . . . . . . . .41 RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44

1.2 SCHEDUL E . . . . . . . . . . . . . . . . . . . . . . . . . 5

Schedule Summary. . . . . . . . . . . . . . . . . 5 INVEST IGATIVE PH ASE . . . . . . . . . . . . . . . . . . . . . 6 2.0 TECHNICAL INVESTIGATION . . . . . . . . . 9

5.0 REFERENCE DOCUMENTS . . . . . . . . . .46

Project Documents . . . . . . . . . . . . . . . . 46 Resource Documents . . . . . . . . . . . . . . 46

Geotechnical . . . . . . . . . . . . . . . . . . . . . . 9 3D Scanning . . . . . . . . . . . . . . . . . . . . . . 9 Hazardous Materials . . . . . . . . . . . . . . . 9 Architectural . . . . . . . . . . . . . . . . . . . . . . 9 Landscape . . . . . . . . . . . . . . . . . . . . . . . . 9 Civil . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Structural . . . . . . . . . . . . . . . . . . . . . . . 10 Mechanical . . . . . . . . . . . . . . . . . . . . . . 11 Electrical . . . . . . . . . . . . . . . . . . . . . . . . 11 2.1 SCOPE EVALUATION . . . . . . . . . . . . . . .12

Waterproo"ng . . . . . . . . . . . . . . . . . . . 12 HVAC Replacement. . . . . . . . . . . . . . . . 12 ADA Repairs and Upgrades . . . . . . . . . 12 Stoa Column Repairs . . . . . . . . . . . . . . 12 Restroom Renova!on Renova!on . . . . . . . . . . . . . 12 General Plaza Rehabilita!on . . . . . . . . 12 Elevator Upgrades . . . . . . . . . . . . . . . . 12 Other Elements as Funds Allow. . . . . . 12 2.2 SITE EVALUATION . . . . . . . . . . . . . . . . . 13

Tree Assessment Assessment . . . . . . . . . . . . . . . . . . 13 Permit Requirements . . . . . . . . . . . . . . 13 Adjacent Land Plans . . . . . . . . . . . . . . . 14 Sustainable Design Opportuni!es . . . . 14 Security and Safety . . . . . . . . . . . . . . . . 14 SCHEMATIC DESIGN DOCUMENTS . . . . . . . . . . 15

TABLE OF CONTENTS •III

THIS PAGE INTENTIONALLY LEFT BLANK.

•IV SRG PARTNERSHIP | CGL RICCI GREENE | MULTNOMAH COUNTY CENTRAL COURTHOUSE

10/09/20 10/0 9/2015 15

March 11th, 2016 Lauren McGuire, RLA Capital Team Projects Manager 1120 S !i"th A#e, Suite 1$02 Portlan%, ®on '(20)

Su*ject+ Schematic esign Report ear Lauren, e are please% to su*mit this Schematic esign  esign Report, -hich represents a .e/ milestone in our %esign process "or Pioneer Courthouse Suare The in"ormation inclu%e% in this report is meant to *uil% on the Technical n#estigation phase an% there"or inclu%es the content "rom pre#ious reports an% also ser#es as a tool to ol that -ill e#ol#e "urther as - e enter esign e#elopment Mo#ing "or-ar%, the -or. represente% in this report -ill *e integrate% into our %ra-ing sets an% speci"ications At this stage o" our process pr ocess -e are still e3ploring %esign i%eas an% project p roject scope that -ill ultimatel/ *e a part o" this reno#ation As -e learn more "rom a%%itional technical in#estigation -or. -ith the *roa%er team an% CMGC mo#ing "or-ar% an% as -e start to un%erstan% costs, man/ areas o" the "uture -or. -ill either re%uce in scope, or *e %e"ine% as a%% alternates to *e inclu%e% in this phase o" construction onl/ as *u%get allo-s e appreciate all o" the "ee%*ac. an% colla*oration -ith the *roa%er team to %ate an% -e are loo.ing "or-ar% to the ne3t stage o" the -or., -here -e can "urther %e"ine the opportunities an% "inal %esign scope o" this important rene-al o" Portlan%4s li#ing room5

Than. /ou,

e"" 7ra8a*al, AA, L99 AP Principal

TABLE OF CONTENTS

PROJECT S UMMARY . . . . . . . . . . . . . . . . . . . . . . . 1 1.0 PROJECT TE AM . . . . . . . . . . . . . . . . . . . . 3 1.1 PROJECT S UMMARY . . . . . . . . . . . . . . . . 4

APPEN DIX A: VISI ONING . . . . . . . . . . . . . . . . . . 29 APPENDIX B: PROJECT SCOPE ANALYSIS OF WESTERN ARCHITECTURAL’S 2013 VISUAL ASSESS MENT SUM MARY . . . . . . . . . . . . . . . . . . 37

Project Descrip!on . . . . . . . . . . . . . . . . . 4 Vision . . . . . . . . . . . . . . . . . . . . . . . . . . . 4

APPENDIX C: TREE ASSESSMENT . . . . . . . . . . .41 RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 44

1.2 SCHEDUL E . . . . . . . . . . . . . . . . . . . . . . . . . 5

Schedule Summary. . . . . . . . . . . . . . . . . 5 INVEST IGATIVE PH ASE . . . . . . . . . . . . . . . . . . . . . 6 2.0 TECHNICAL INVESTIGATION . . . . . . . . . 9

5.0 REFERENCE DOCUMENTS . . . . . . . . . .46

Project Documents . . . . . . . . . . . . . . . . 46 Resource Documents . . . . . . . . . . . . . . 46

Geotechnical . . . . . . . . . . . . . . . . . . . . . . 9 3D Scanning . . . . . . . . . . . . . . . . . . . . . . 9 Hazardous Materials . . . . . . . . . . . . . . . 9 Architectural . . . . . . . . . . . . . . . . . . . . . . 9 Landscape . . . . . . . . . . . . . . . . . . . . . . . . 9 Civil . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 Structural . . . . . . . . . . . . . . . . . . . . . . . 10 Mechanical . . . . . . . . . . . . . . . . . . . . . . 11 Electrical . . . . . . . . . . . . . . . . . . . . . . . . 11 2.1 SCOPE EVALUATION . . . . . . . . . . . . . . .12

Waterproo"ng . . . . . . . . . . . . . . . . . . . 12 HVAC Replacement. . . . . . . . . . . . . . . . 12 ADA Repairs and Upgrades . . . . . . . . . 12 Stoa Column Repairs . . . . . . . . . . . . . . 12 Restroom Renova!on . . . . . . . . . . . . . 12 General Plaza Rehabilita!on . . . . . . . . 12 Elevator Upgrades . . . . . . . . . . . . . . . . 12 Other Elements as Funds Allow. . . . . . 12 2.2 SITE EVALUATION . . . . . . . . . . . . . . . . . 13

Tree Assessment . . . . . . . . . . . . . . . . . . 13 Permit Requirements . . . . . . . . . . . . . . 13 Adjacent Land Plans . . . . . . . . . . . . . . . 14 Sustainable Design Opportuni!es . . . . 14 Security and Safety . . . . . . . . . . . . . . . . 14 SCHEMATIC DESIGN DOCUMENTS . . . . . . . . . . 15

TABLE OF CONTENTS •III

PROJECT SUMMARY

1.0 PROJECT TEAM

OWNER

LAUREN MCGUIRE, RLA

PORTLAND PARKS & RECREATION

LAUREN.MCGUIRE#PORTLAND.OREGON.GOV

OWNER’S REPRESENTATIVE

CARTER MACNICHOL

SHIELS OBLETZ JOHNSEN, INC.

CARTER#SOJPDX.COM

ARCHITECT

JEFF YRAZABAL, AIA, LEED BD+C

SRG PARTNERSHIP

JYRAZABAL#SRGPARTNERSHIP.COM

LANDSCAPE ARCHITECT

DOUG MACY

WALKER MACY

DMACY#WALKERMACY.COM

STRUCTURAL ENGINEER

ED QUESENBERRY, S.E.

EQUILIBRIUM ENGINEERS, LLC

EDQ#EQUILIBRIUMLLC.COM

MECHANICAL ENGINEER

JAMES L. CUNDIFF

CUNDIFF ENGINEERING

JIMC#CUNDIFFENGINEERING.COM

ELECTRICAL ENGINEER

LUN CHAU, P.E., LEED AP

MLC ENGINEERING, LLC

LUN.CHAU#MLC$ENGINEERING.COM

CIVIL ENGINEER

JANET SPRIGGS, P.E., LEED AP

CAPITAL ENGINEERING & CONSULTING, LLC

JLS#CAPITALENGINEERING.CO

GEOTECHNICAL & HAZARDOUS MATERIALS

MARK SWANK, RG, CEG & TOM ARCHER

PBS ENGINEERING + ENVIRONMENTAL

MARK.SWANK#PBSENV.COM & TOM.ARCHER#PBSENV.COM

COST ESTIMATING

GRAHAM ROY

RIDER LEVETT BUCKNALL

GRAHAM.ROY#US.RLB.COM

TREE ASSESSMENT

STEPHEN F. GOETZ

THE PACIFIC RESOURCES GROUP

SFGOETZ#FRONTIER.COM

3D SCANNING

RYAN WOODWARD

EPIC SCAN

RYAN#EPICSCAN.COM

CONSTRUCTION MANAGER/ GENERAL

TROY DICKSON

CONTRACTOR !CM/GC"

DICKSONT#HSWC.COM

HOWARD S. WRIGHT

1.0 PROJECT TEAM •3

1.1 PROJECT SUMMARY

PROJECT DESCRIPTION

The Parks Replacement Bond was passed with the support of over 75% of voters in November 2014. Its primary focus is on repair and replacement of the most cri!cal needs in the park system. The total bond is for $68 million, and $10 million of that has been allocated for the Pioneer Courthouse Square Project. Pioneer Courthouse Square (PCS) is a 40,006 square foot block in the center of Downtown Portland bounded by SW 6th Ave. (east) SW Broadway Ave. (west), SW Morrison St. (north) and SW Yamhill St. (south). The Project purpose is to renovate Pioneer Courthouse Square and make any other cri!cal repairs and/or upgrade to protect and ensure the public’s safety, con!nued accessibility and enjoyment of the Square as bond funding allows. The two primary goals for Pioneer Courthouse Square Project are to: »

Maintain and enhance the exis!ng

character of the Square to con!nue to address the needs of the Portland community and guests. »

Provide essen!al repairs and renova!ons to the Square’s infrastructure and facili!es.

These repairs shall be determined based upon available budget. In order of rela!ve priority they include: 1. Waterproo"ng

4. Stoa Column repairs 5. Restroom renova!on 6. General Plaza Rehabilita!on 7. Elevator upgrades 8. Other elements as bond funds allow

VISION

In addi!on to the pragma!c upgrade needs of the Pioneer Courthouse Square Renova!on project, this important moment in the Square’s history may present opportuni!es to add value with rela!vely low current investment. We are asking: How can we approach improvements with a master plan sensibility, to avoid episodic responses to solu!ons within this scope? A Visioning Kicko# was held at SRG on December 16th 2016 to review the goals and mission of the project, and discover the various needs of many stakeholders of Portland’s “living room.” A&endees included representa!ves from SRG, Walker Macy, PP'R, Director Park, the PCS Board, and the PCS Events, Facili!es, and Opera!ons departments. The discussion was organized around the following agenda items: »

Goals and Aspira!ons

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“What If?”

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Review of Priority List

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Events & Infrastructure

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Construc!on Phase

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Wrap Up

2. HVAC replacement 3. ADA repairs and upgrades

•4 SRG PARTNERSHIP | PIONEER COURTHOUSE SQUARE

The takeaway notes from the visioning have been included in this report and can be found in Appendix A.

2/22/2016

1.2 SCHEDULE

2015 AUG

SEP

2016 OCT

NOV

DEC

JAN

FEB

MAR

APR

MAY

JUN

JUL

DD Cost Estimate

VISION

AUG

60% CD Cost Estimate

SEP

OCT

NOV

90% CD Cost Estimate

Technical Investigation & Schematic Design (4 Months) Design Development (3 Months) Report

Construction Documents (3 Months)

Report 30%

50%

100%

30%

60%

90%

100%

Bid/Permit Process Construction To March 2018 * Note: Meetings, milestones and phase lengths may change

LEGEND PCS BOARD UPDATE WEB NOTIFICATION PUBLIC OPEN HOUSE

SCHEDULE SUMMARY

The Project work plan was !nalized at the end of October, ini"a"ng the !rst phase of the project, Technical Inves"ga"on. This phase primarily included document review, site inves"ga"on, geotechnical analysis, and the produc"on of a 3D survery of the Square. The Design Team has since reviewed the Owner’s Reference Report documenta"on which included construc"on drawings, site anaylsis reports, and scope priori"es. In addi"on, the team has performed several site inves"ga"ons and has begun documen"ng recommenda"ons for comple"ng the renova"ons.

added to the Project Team. HSW will then facilitate with inves"ga"ons that are cri"cal to the success of the work. Weekly Project team mee"ngs have been established every Tuesday a$ernoon at SRG’s o%ce overlooking the Square. A#ending these mee"ngs are representa"ves from Portland Parks & Recrea"on, Pioneer Courthouse Square, SOJ, SRG and HSW. A detailed construc"on schedule will be produced by HSW and reviewed by PP&R, SOJ, SRG and PCS.

With the submi#al of this report, the Design Team will begin the Design Development phase. During this phase the CM/GC, Howard S. Wright, will be

1.2 SCHEDULE •5

INVESTIGATIVE PHASE

2.0 TECHNICAL INVESTIGATION

The Design Team ac!vity thus far has consisted of reviewing document archives, scope, budget, vision, site inves!ga!onand collec!ng geotechnical and survey site data. Each discipline’s ac!vi!es are summarized below.

GEOTECHNICAL ENGINEERING

PBS Environmental & Engineering drilled borings in two loca!ons previously iden!"ed as poten!al void areas underneath the bricks at the northeast corner of the Square. The cored material consisted of non-engineered "ll with a high amount of moisture near the surface. This is likely what gave the reading as a void in the previous analysis. Voids were not encountered in this inves!ga!on. It was recommended that the u!lity lines near the borings be video-scoped to iden!fy poten!ally leaking pipes that may be adding water to the subsurface. In addi!on, the boring iden!"ed a degraded membrane beneath the bricks on the lower level.

demoli!on and/or destruc!ve inves!ga!on and tes!ng ac!vi!es scheduled therea#er.

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ARCHITECTURE

In addi!on to document review, site inves!ga!ons, and Design Team coordina!on, SRG held a visioning session to de"ne overall Project goals. We had many great comments from the visioning session and have been incorpora!ng them into the priori!zed work where it is most appropriate.

HAZARDOUS MATERIALS

Since the Square was completed in 1983 we are not an!cipa!ng that we will run into any hazardous materials such as asbestos or lead paint. Products containing these hazardous materials were banned in 1977 and 1978 respec!vely. PBS will have an inspector available and present during any selec!ve

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Cracked bricks: Extensive cracking of the thin mortar set bricks are visible throughout the Square. Repair of these bricks is recommended and the extent of repairs as an ini!al task is suggested to verify associated costs. Join!ng: Expansion joints or sealant materials including ver!cal joints at stairs, walls and ampitheater are visible failing or are not present. This allows for poten!al water intrusion into the paving material sub layer.

LANDSCAPE

In addi!on to their own site inves!ga!ons, Walker Macy has reviewed the inves!ga!onal reports provided by PP&R and has begun calling out areas that will require addi!onal inves!ga!on by the CM/GC. These areas include but are not limited to: »

3D SCANNING

Epic Scan completed their data collec!on in December, and delivered point cloud "les and Virtual Site Access spherical imagery to SRG. SRG distributed that informa!on to the Project Team. An anima!on visualizing the 3-Dimensional data was provided for project outreach and promo!onal use.

The following are items that were addressed during site observa!on visits:

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Tree planters along Broadway and Morrison will need to be inves!gated to determine if waterproo"ng and subsurface drainage is present. Various areas outlined in the Phase 1 Visual Assessment Summary (December 2, 2013) and the Waterproo"ng Evalua!on (April 10, 2006) for exterior brick walls and pavers, speci"cally around Starbucks and the northwest corner of the site at Broadway and Morrison. It is an!cipated that minor cracks in the slab are present and will need to be repaired in parallel with the waterproo"ng work. Exterior stone cladding at the water fountain is addressed in the Visual Assessment Report. All penetra!ons through the waterproof membrane, including catch basins, pergola column connec!ons, etc., are recommended to be revised to current waterproo"ng standards.

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Stoa Columns: Many of the stoa columns have visible damage at the base including cracked or broken !les. Skylights: Leaking at the skylights is present according to the Waterproo"ng Evaula!on. Skylights will be removed and replaced with a structural slab that will !e into the exis!ng slab. Ponding: There are various areas where ponding of water is present. Addi!onal inves!ga!on is required to determine scope of repair.

Walker Macy has begun cateloging typical and speci"c details to be produced during future phases. This will be a dynamic list and will likely grow as inves!ga!ons are performed by the CM/GC. »

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Typical brick wall details Typical brick step details at stairs and ampitheatre details

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Typical stramp/ ramp details

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Typical brick paver pa#ern details

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Typical expansion joint details, including slab expansion joints

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Light post / surface interface

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Pergola structure post / surface details

2.0 TECHNICAL INVESTI GATION •9

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Rain and trench drains and catch basin details

rim. PP&R shall T.V. inspect the discharge pipe to review pipe alignment, condi!on and downstream discharge loca!on.

Tree grate details Tree planter details, including poten!al drainage and irriga!on at planter details

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Stoa column cladding details

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Stone cladding details

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All loca!ons: The trench drains/basins should be surveyed to determine discharge pipe size and depth below the

Cundi" Engineering has performed several site inves•ga•ons and reviewed record documenta•on to make the following recommenda•ons: »

Replace or refurbish the exis!ng exhaust fan located within the Tri-Met vault.

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Loca!on 4: In addi!on to survey and T.V. inspec!on, design team may determine

CIVIL ENGINEERING

Capital Engineering is reviewing poten•al City Bureau of Environmental Services (BES) requirements to consider during the documenta•on phase. They have inves•gated each catch basin and drain on site and have given recommenda•ons on determining the exis•ng capacity. Refer to the schema•c design drawings in this report for the loca•ons of each drain. Addi•onal work sugges•ons include:

Loca!on 3: Review orienta!on and spacing of slots/openings to comply with direc!on of run o" as well as accessibility standards.

MECHANICAL ENGINEERING

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Refurbish $ve of the original PACE

a more e#cient op!on for draining the

air handlers which serve o# ces and

area collected by this drain, such as a

commercial spaces with hea!ng, cooling

surface-mounted drain body.

and ven!la!on. Refurbishment would include cleaning fan wheels and air

STRUCTURAL ENGINEERING

handler interior, new cooling coils, new

The priority and task list are currently in careful review by Equilibrium Engineers. They have outlined several areas, speci!cally along Yamhill, in the Tri-met vault, that are in need of inspec•on and coordina•on with the Contractor in order to determine the extent of repair required as well as how to keep the area opera•onal during repair. Refer to the schema•c design drawings within this report for the loca•ons of structural ac•on items.

refrigerant piping, premium e#ciency motors for supply and return fans, new belts and, upon inves!ga!on, new bearings. In addi!on, all HVAC systems would be rebalanced. The $ve air hander units are shown in the drawings. »

Replace current outdoor air louvers at cooling tower with either lockable hinged louvers or an accessible $lter wall in the mechanical room.

FIGURE 2.1 CORROSION OF PIPES AT COOLING TOWER


2/22/2016

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Replace refrigerant system: Each air handler is equipped with a water cooled compressor/condenser. The refrigera!on system uses refrigerant R-22, which is obsolete. This will require a new refrigera!on system including new compressor/ condensers, new cooling coils, new interconnec!ng refrigerant piping, controls and valves. Completely replace the condenser water system, including new cooling tower eqipment, new condenser water pump, new piping, valves and controls.

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Replace (36) single head MR16 "xtures, (10) double head MR16 "xtures and (2) incandescent cylinder downlights with LED type at trellis and exterior of Starbucks. Retro"t (27) 35W high pressure steplights with LED lamps / drivers. Replace (20) 500W quartz #oodlights with (10) LED #oodlights on mast pole at SW Broadway.

Replace the HVAC control system with a new web-based Direct Digital Control (DDC) system in accordance with City of Portland Parks and Recrea!on speci"ca!ons. Remove and replace underground duct work for restroom modi"ca!ons. Floor mounted toilets and urinals will be replaced with wall mounted "xtures. Branch waste, vent, hot and cold water piping will be removed and replaced.

ELECTRICAL ENGINEERING

MLC Engineering has begun crea•ng an electrical plan that has a more accomoda•ng layout for the various uses at the Square. These include: »

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Provide NEMA 200A, 120/208V, 3P, 4W plus ground, CAM cable connector at various loca!ons along the Square shown on the schema!c design drawings. Provide new 20A GFCI receptacles at brick “benches” along SW Sixth. Replace the 400A company switch and controll with new 400A, 120/208V 3P, 4W distribu!on panel with main 400A/3P circuit breaker and (4) 200A/3P branch breaker in the equipment room.

Pioneer Square is well lit and complies with code requirements for ligh•ng. There is currently a mix of di!erent ligh•ng "xtures with di!erent lamp sources and MLC provided the following three alternates:

2.0 TECHNICAL INVESTIG ATION •11

2.1 SCOPE EVALUATION

The following scope items are taken directly from the Project work plan, and

are presented in the order of rela!ve priority. This sec!on describes the current status of each, and key ques!ons the Design Team has iden!"ed for further explora!on in the Schema!c Design phase.

the budget constraints. SRG reviewed the documents and walked the site to determine preliminary recommenda!ons. Some priority categories have been changed b y PP&R since the original

REPLACEMENT

HSW will be sending out an RFP for a waterproo"ng subcontractor in March or April. The subcontractor will advise and review the Design Team’s documents and speci"ca!ons. SRG will work collabora!vely with both the waterproo"ng subcontractor and Walker Macy to preserve the exis!ng character and brick detail.

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Inves!ga!on with the CM/GC will help advise the type and scale of repair work necessary at the Stoa columns as the budget allows. »

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WATERPROOFING: STRUCTU RAL REMEDIATION

Equilibrium will require addi!onal inves!ga!ons performed by the Contractor to determine the exact extent of repair for the structure. This includes steel beams, concrete beams and any areas where shotcrete has been applied.

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report was created based on architectural character and feasibility.

STOA COLUMN REPAIRS WATERPROOFING: MEMBRANE

an increase in brickwork needing repairs. This should be validated by the contractor performing the repair work.

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What is the extent of the recommended aesthe!c surface repairs? What is the extent of disturbance required for waterproo"ng con!nuity? What are the possible methods to repair the Stoa Columns, and what are the advantages/disadvantages of each? What is the state of the vents within the Stoa columns? Are they func!oning as intended? Are there opportuni!es to enhance the Square through the stoa columns, such as by adding ligh!ng or electrical outlets?

How will the named bricks be catalogued and stored? Does it make more sense, both cost-wise and aesthe!cally, to salvage some bricks or replace them all?

ELEVATOR UPGRADES

The elevator upgrade scope is last on the priority list. If funds allow, it will be coordinated by tHSW as design/build work. Upgrades would include the installa!on of a new elevator pla#orm, $ooring, cab walls, wiring, switches, and lower hoistway door and lock.

OTHER ELEMENTS AS BOND FUNDS ALLOW

The Visioning Kicko% began to iden!fy poten!al items that could be incorporated into the scope with minimal cost. Since this Project is likely the most extensive interven!on the Square will see in the next few decades, this is a rare opportunity to bring as much value to the park as possible.

RESTROOM RENOVATION HVAC REPLACEMENT

Selected updates to equipment and controls will be analyzed and reviewed for priority and cost impact. »

HVAC controls will be replaced with PP&R’s web based Direct Digital Controls (DDC) system.

The priori!es for the scope of work in both the men and women’s restrooms are "xture replacements, ADA compliance, and general repairs. The heavy use that the facili!es incur has been discussed, and other plumbing and layout upgrades are desired to increase func!onality and safety.

ADA REPAIRS AND UPGRADES

GENERAL PLAZA REHABILITATION

The PP&R ADA Review Report is divided

SRG reviewed the PCS 2011 Surface Assessment and observed that some areas, par!cularly at the sidewalks, have been repaired, and in other areas there is

into three main sec!ons: Building Interior, Main Park, and Public Right-of-way. ADA related issues will be addressed with the Project wherever feasible within


2/22/2016

FIGURE 2.1 PP&R URBAN FORESTRY TREE INVENTORY MAP

2.2 SITE EVALUATION

TREE ASSESSMENT

PERMIT REQUIREMENTS

Paci!c Resources Group has noted that tree assessment is best done when full size leaves are on the trees, July through October, as foliage is an important indicator of tree health. However, a preliminary analysis of the street trees was performed in early March to determine root health. Their report is included in Appendix C.

City of Portland Building Permit: A preapplica"on mee"ng is scheduled in early April. Key ques"ons will include:

Paci!c Resource Group will work with Urban Forestry to determine permit requirements, poten"ally in a pre-applica"on mee"ng with the City. See !gure 2.1. A Project Tree Permit has been !led in order to have a City Arborist assigned.

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»

»

Prior to selec!on of the design team it was determined that a building permit may be required, but a land use permit will not, provided the essen!al character of the Square is not altered. This will be veri"ed at the pre-app mee!ng. What in the scope of this project triggers a building permit? Is it the ADA upgrades or structural improvements. What is the proper valua!on of work for permi# ng?

BES Stormwater Management: We assume any work performed on the pedestrian area, will not require water quality/treatment

measures, only catchment and conveyance to the exis!ng public system as the Square was developed years ago.

Urban Forestry: at the "me of the pre-app mee"ng we will have a preliminary tree assessment. PP&R has noted that Urban Forestry has a special form that PBOT is crea"ng that will make their tree assessment determina"on much quicker, and requires u"lizing it for the permi#ng process. TriMet: Review project schedule. The contractor will need to obtain right-of-way and u"lity crossing permits as necessary. PBOT: Review project schedule. The contractor will need to obtain street and sidewalk closure permits as necessary.

2.2 SITE EVALUATION •13

ADJACENT LAND PLANS

Preliminary research did not reveal any adjacent land use plans that would a•ect the scope of work. This will be veried at the City permit pre-applicaon meeng. It is the Project Team and Project Advisory Commiee’s roles to keep the adjacent neighbors appraised of the work with respect to the proposed construcon.

SUSTAINABLE DESIGN OPPORTUNITIES

The Project may be a candidate for LEED O&M for Exisng Buildings at the Silver Cercaon level. The nature of the cercaon is based on ongoing Operaons and Maintenance standards and procedures, as well as throrough invesgaon of exisng condions, like this project could iniate. Overall, the pursuance of LEED O&M cercaon will be determined by the PP&R director and Parks Commissioner. Energy Trust of Oregon funding opportunies for HVAC and lighng upgrades are being pursued by PP&R and will be supported by the Design Team as needed.

SECURITY AND SAFETY

A Public Involvement Plan is being developed by Pioneer Courthouse Square with input from PP&R and the project team. The following agencies are included in the plan as key contacts: »

O!ce of Neighborhood Invol vement (ONI), Portland Downtown Neighborhood Associa"on:

»

Portland Police

»

Paci#c Patrol Services

»

Portland Patrol, Inc.

»

Portland Park Rangers

»

Portland Mall Management, Inc.


2/22/2016

SCHEMATIC DESIGN DOCUMENTS

SRGPARTNERSHIP,INC 621SWMORRISON,SUITE200 PORTLAND,OR97205 5032221917 SRGPARTNERSHIP.COM

Pioneer Court&ouse S=uare *enovation Portland Parks and Rereation 1120 SW Fifth Avenue, Suite 1302 Portland, OR 97204

Schematic Design Issue Date: 11 March 2015 Project Number: 215027

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Contractor toverif%e'istin+ conditionsand inform arc&itect of an%discprencies prior to start of construction " Patc& and paint finis&ed areas dama+ed )%demolition -or" All dimensions are to face of stud, face of concrete and centerline of door, UN#" Protect e'istin+ terrao floors t&at are not includedin -or" Confirmminimumclearances for s&aft -alls -it& mec&ancial dra-in+s prior toconstruction of t&e s&aft -alls" *efer tolandscape dra-in+s for -aterproofin+ information"

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RE,ISIONS D AT 4

D 4S C* P  T #N

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APPENDIX A: VISIONING

APPENDIX B: PROJECT SCOPE ANALYSIS OF WESTERN ARCHITECTURAL’S 2013 VISUAL ASSESSMENT SUMMARY

Pioneer Courthouse Square SRG - SOJ Analysis of Western Architectural Assessment

SRG #215027 Project Scope Analysis of estern Architect!ral"s 201 $is!al Assess%ent S!%%ary

Technical Investigation

Pioneer Courthouse Square Renovation

on! Section

Item

Description

1&1&0 '(terior all )overings 1&1&0*1&1& +ric, veneer -alls aro!n. !pper level patio/ '(a%ine .rainage or protection fro% %oist!re et-een ) -ythes& '(a%ine flashing aove -all openings& Properly .etail flashing transitions et-een hori3ontal an. vertical s!rfaces& 1&1& '(a%ine earing con.itions at the otto% of the ric, veneer at the storage roo% .o!le .oors& 6eter%ine if e(isting sa-c!t at the concrete ea% is str!ct!rally co%pro%ising& Thin stone cla..ing on entry -ater casca.e an. 1&2&0*1&2& tro!gh on ric, veneer -alls& Re*.etail -ith in.!stry stan.ar. sealant joints8 .rainage strategies8 an. seis%ically acceptale attach%ents Reco%%en. short ter% repairs for soffit panels 1&2& aove the entrance .oors 2&0&0 all 9penings 2&1&0*2&1&

2&1&

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pper level al!%in!% storefront/ '(a%ine sealants8 gas,ets8 fasteners an. other essential -ater resistance ele%ents& )oor.inate -aterproofing contin!ity at e(terior -all an. pla3a %e%rane )onsi.er screening rooftop %echanical e!ip%ent Investigate .rainage -ithin Pergola col!%ns '(a%ine con.ition of vent at top of pentho!se at
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C"GC analysis Responsi$le

Scope

req#

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Parties

Date

Date

Initiate!

Complete!

Comments

n:a

n:a

;ot in scope

SRG

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2&2&

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4 6eter%ine con.ition an. f!nction of the vent at the
&0&0 Bo-er Bevel Roof Syste% an. Str!ct!ral ra%e Pla3a e%rane:Bo-er level roof syste%/ &1&0*&1& Provi.e properly .etaile. R+ transitions fro% hori3ontal to vertical s!rfaces& '(a%ine an. eval!ate Stoa )ol!%n repair &1& strategies Incl!.e sealing concrete str!ct!re at col. joints &1& >2@ !n.er ne- R+ in .etails Re%ove an. patch aan.one. electrical &1&5 receptacles8 replace any te%porary or ins!fficient panels an. receptacles &1&= '(a%ine an. properly .etail the !n.er*si.e-al, R+ at the aan.one. 2@ Re%ove ply-oo. to e(a%ine concrete spalling an. e(tent of steel reinforcing corrosion in the concrete ea% spanning the Stra%p '(a%ine voi. an. .eris fiel.s .iscovere. y &2& Gro!n. Penetrating Ra.ar s!rvey &2&5 Res!rvey DPoint ED in the theatre to .eter%ine if %ove%ent can e .etecte. eyon. the initial settling reporte. 1 year after constr!ction &2&= 'val!ate si3e of ea% elo- the resta!rant in the e%ployee rea, roo% to .eter%ine if crac,ing is .!e to loa.ing or shrin,age >)opy of 1=01=? Analysis of A Assess%ent@ er!ary 2?8 201= Page 2 of 

Par,s

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)!n.iff

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4

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9nly Stoa col!%ns in the area to e -aterproofe.

4

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&0&0 pper Bevel Resta!rant &0&1*&0& Roof e%rane/ 6iscover so!rce of -ater stain in resta!rant on -all near stair !sing colore. .ye or other %etho.s8 an. revie- sheets A58 A=8 an. A7& 6eter%ine serviceale life of roof %e%rane &1&0*&1&1 Re%ove .ecorative covers at each pergola col!%n ase8 oserve gro!t con.ition8 an. ase fra%e connections& Reco%%en. -aterproofing %e%rane coor.ination an. .rainage strategy '(a%ine internal .rains an. con.!it e(isting &1&2 constr!ction8 .rainage strategy an. -ater intr!sion ro!tes8 an. sla penetrations at each pergola col!%n Resta!rant re%o.el consi.eration/ %ove &1& pergola col!%n .rains to internal !il.ing .rains&

n:a

4

4

SRG '!iliri!%

4

4

SRG

5&0&0 Bo-er Bevel Retaining alls an. loors 5&1&0*5&1&2 Perfor% a %oist!re vapor analysis of the -ater lea,ing thro!gh the +roa.-ay an.
5&1&5

A..ress .rainage of tree -ells8 or re%ove the tree -ells& 'val!ate loa. earing capacity of sla !n.er +roa.-ay Dt!rno!t&D T!c,point an. coat %asonry -all eneath8 an. a..ress R+ in this area& 9serve an. report on con.ition of -alls an. va!lte. si.e-al,:steel ea% str!ct!re of Triet transfor%er va!lt

5&2&1

5&2&2

'(a%ine -aste pipe elo- crac,e. sla an. g!tter in the resta!rant service corri.or for possile so!rce of -ater acc!%!lation on sla 'lectrical repairs an. con.ensation protection at services for corrosion protection& P!%p roo%s an. thro!gho!t

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4

4

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n:a

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See 2&1&8 Bine #1

n:a

n:a

;ot in scope

n:a

n:a

+eca!se %itigation of the -ater lea,ing is not feasile -ithin the allocate. on. f!n.ing8 this analysis -as not perfor%e.

1:1:201=

1:1:201=

See 2&2&5

scope -aste line

APPENDIX C: TREE ASSESSMENT

DRAFT PRELIMINARY PIONEER SQUARE TREE ASSESSMENT

Tree Dia. No. Inches

Species

Approx. Crown Ht/Width Health

Condition

Comments

1

19

Red Maple, Armstrong or similar 75 x 20

Fair

Moderate & noncorrectable defects

Nearly full asymetric crown due to crowding is off center to north. Below average annual twig growth.

2

15


Fair


Partial asymetric crown due to crowding, is off center and heavy to north. Below average annual twig growth.

3

19


Fair


4

9

Red Maple, Red Sunset or similar

55 x 20

Fair


5

10

Red Maple, Red Sunset or similar

55 x 25

Fair


6

21

Red Maple species

75 x 42

Fair

7

22

London Plane

65 x 47

Good

8

19

London Plane

65 x 42

Good

9

15

London Plane

60 x 38

Fair

10

19

London Plane

70 x 38

Fair

Moderate & noncorrectable defects Few & minor or correctable defects Moderate & noncorrectable defects Moderate & noncorrectable defects Few & minor or correctable defects

11

17


Fair


Nearly full asymetric crown is off balance and heavy to north & east. Below average annual twig growth. Partial crown due to crowding is off balance and heavy to west. Exposed and girdling roots at base have been damaged by foot traffic. Poor annual twig growth and some structural problems. Prune to improve structure. Nearly full asymetric crown of off balance and heavy to north, south and west. Some exposed roots at base have been damaged by foot traffic. Below average annual twig growth. Prune to improve structure. Nearly full asymetric crown that is much wider that expected possibly due to past pruning or storm damage that has caused it to grow wider, particularly on the east and north sides. Below average annual twig growth. Steel grate supports showing as soil surface are bending and may be damaging roots below. Prune to improve structure and remove steel grate supports. Full symetric crown with average annual twig growth. Tree grate is lifting, creating a trip hazard and should be adjusted to make it flush with walkway. Partial crown due to crowding that is off balance to west. Good annual twig growth. Tree grate is lifted and should be adjusted to make it flush with walkway. Full asymetric crown is heavy to west. Below average annual twig growth. Prune to improve structure. Full asymetric crown due to crowding and is heavy over street. Good annual twig growth. Prune to balance and improve structure. Full narrow asymetric crown is heavy to south, east and west. Has a large dead limb on north side and below average annual twig growth. Prune to remove deadwood and improve structure.

12

16


Moderate & nonFair to Poor correctable defects

Preliminary Pioneer Square Tree Assessment, ©2016 The Pacific Resources Group, 3/10/16

Partial asymetric crown due to crowding, is off center and heavy to east. Very poor annual twig growth. Has some deadwood. Evaluate health when fully leafed out.

1

DRAFT PRELIMINARY PIONEER SQUARE TREE ASSESSMENT

Tree Dia. No. Inches

13

21

14

7

15

10

16

6

17

4

18

Species

Approx. Crown Ht/Width Health

Red Maple, Armstrong or similar 75 x 30 Red Maple, Armstrong or similar Norway Maple, Deborah or similar Norway Maple, Deborah or similar Norway Maple, Deborah or similar

Fair

50 x 10

Fair

55 x 25

Fair

30 x 18

Poor

15 x 13

Poor

2.5 Norway Maple, 3.5 Cal Deborah or similar

15 x 13

Fair

19

13

Red Maple species

75 x 30

Good

20

1 Cal

Crape Myrtle

6x3

Fair

21

1 Cal

Crape Myrtle

6x3

Fair

22

1 Cal

Crape Myrtle

6x3

Fair

23

1 Cal

Crape Myrtle

6x3

Fair

24

1 Cal

Crape Myrtle

6x3

Fair

25

1 Cal

Crape Myrtle

6x3

Fair

26

1 Cal

Crape Myrtle

6x3

Fair

Condition

Comments


Full symetric crown with below average annual twig growth. Some exposed roots at base damaged by foot traffic.

Moderate & noncorrectable defects Few & minor or correctable defects Few & minor or correctable defects Moderate & noncorrectable defects

Full crown with 2 stems at 6' and included bark. Codominant stems at 8'. Prune to improve structure. Full crown is slightly off balance to east. Below average annual twig growth. Tree grate is cutting into trunk on southwest side. Remove portion of grate that is damaging tree. Full asymetric crown with below average annual twig growth. Prune to improve structure. May improve with care. Very thin crown with below average annual twig growth. Prune to improve structure. May improve with care.

Few & minor or correctable defects Few & minor or correctable defects Sound, no obvious defects. Sound, no obvious defects. Sound, no obvious defects. Sound, no obvious defects. Sound, no obvious defects. Sound, no obvious defects. Sound, no obvious defects.

Thin crown with good annual twig growth. Prune to improve structure and improve care to improve health. Dense full crown with below average annual twig growth. Some exposed roots at base should be proftected from damage. Prune to improve structure. Newly planted in above ground large decorative pot. Prune to improve structure and assess after leaf out in late May. Newly planted in above ground large decorative pot. Prune to improve structure and assess after leaf out in late May. Newly planted in above ground large decorative pot. Prune to improve structure and assess after leaf out in late May. Newly planted in above ground large decorative pot. Prune to improve structure and assess after leaf out in late May. Newly planted in above ground large decorative pot. Prune to improve structure and assess after leaf out in late May. Newly planted in above ground large decorative pot. Prune to improve structure and assess after leaf out in late May. Newly planted in above ground large decorative pot. Prune to improve structure and assess after leaf out in late May.

Note: Leaf size is a reliable indicator of tree health so a follow up assessment should be made when the trees are fully leafed out in early summer.

Preliminary Pioneer Square Tree Assessment, ©2016 The Pacific Resources Group, 3/10/16

2

RESOURCES

Pioneer Courthouse Square

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