2011 in Review – and in Rhyme

A long time ago the Galaxy Restaurant – not far away
Was slated for demolition, but remains empty to this day

Soon the Hollywood Theatre will have a new building adjacent
But is the building’s design compatible or complacent?

For now Storrs’ paraboloid remains hyperbolic
As Columbia River Crossing talks have become vitriolic

Lovers of old architecture are still stymied by demolition and deconstruction
Is it worth losing our history for a small tax deduction?

The sad loss in Richmond of a home known as Waverly
Means a new private park that doesn’t seem very neighborly

In Vista Brook and Oak Hills people swoon over Rummer
To diminish these neighborhoods would really be a bummer.

And as Buckman pursues their historic district
Design review fees have some neighbors ticked

On the South Waterfront there’s a vacant garage for the old Greyhound fleet
To see this building saved would certainly be a treat

The new Claybourne Commons will have an impact in Moreland
But the loss of The Woods is more than some can stand.

A surplus old library could see a new civic use
A shining star on the horizon in a neighborhood that’s withstood much abuse

Historic preservation myths abound about NIMBYs and Obstructionists
We’re really just lovers of the past not phony historicists

And what of the oldest buildings in our city so fair?
Hallock-McMillan and others – it’s great to know that people really do care

And oh yes, the Portland Plan is still on the table
With your help we’ll keep Preservation there – For as long as we are able

The Bosco-Milligan Foundation – Architectural Heritage Center

Wishes you a Happy New Year!

What’s Going on at “The Woods”?

As we reported here at Portland Preservation back in August, the owners of most of the block adjacent to The Woods music venue at 6637  SE Milwaukie Avenue, have plans for a major redevelopment that includes 21 lots and the demolition of  the existing homes at 1606 SE Claybourne and 1605 SE Glenwood.

You can download the Bureau of Development Services’ staff report on the proposed project here: http://www.portlandonline.com/bds/index.cfm?a=359358&c=42262

While the initial redevelopment proposal outlined in the staff report did not meet BDS approval, according to PortlandMaps.com it appears that in October the project was given the go-ahead.

Now comes word that The Woods may be closing in January, unable to afford a proposed rent increase. As it just so happens, the owners of The Woods property are the same as those proposing to redevelop the adjacent block, Claybourne Commons, LLC. While it seems that the future of The Woods building may be in question, back in August, their redevelopment proposal noted that The Woods building would be saved and only houses would be demolished. This may be good news. While it is too bad to lose the houses that are perfectly habitable, it would be a huge loss for the Moreland area to lose The Woods building, a former funeral home built in 1928. While the building is a neighborhood landmark, it is not listed on the National Register of Historic Places and therefore has little protection against demolition if such action is ever proposed. Let’s all hope they don’t change their minds and decide to demolish The Woods building too.

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Multnomah County Surplus Property: The Former Arleta Library

The former Arleta Library at SE 64th and Holgate. Photo Courtesy of Michael Orr.

On December 7th, staff and volunteers from the Bosco-Milligan Foundation/Architectural Heritage Center had the wonderful opportunity to tour the former Arleta Library on SE 64th and Holgate. More recently referred to as the Wikman Building, the now vacant facility was recently declared surplus property by Multnomah County after having served as a juvenile facility for several years. Thanks to the generosity of Multnomah County Commissioner Judy Shiprack and facilities manager Mike Sublett, we all certainly learned more than expected about the Arleta library’s past, present, and future.

Interior of the Arleta Library. Photo Courtesy of Michael Orr.

The Arleta Library was built, with support from the Carnegie Institute, in 1918. Folger Johnson was the architect. Johnson designed several Carnegie libraries in Oregon, including those in St. Johns, South Portland, Gresham, Hermiston, and Pendleton. His work also included the Albertina Kerr Nursery and the Town Club in Portland’s Goose Hollow neighborhood. Many Folger Johnson designed buildings are listed on the National Register of Historic Places.  In the early 1970s, a new Holgate Branch library opened and since that time, the Arleta Library building has been used primarily as office space for Multnomah County.

Folger Johnson's plan for the Arleta Library c. 1918. Photo Courtesy of Multnomah County

On December 22, the Multnomah County Commission will consider the possible sale of the historic library to an interesting coalition consisting of Southeast Uplift, the Foster-Powell Neighborhood Association, the Foster Area Business Association, and ROSE Community Development.  If the deal is approved, the library may see new life as a neighborhood community center. There is clearly a lot of interest in adaptively re-using the building in a manner that serves this diverse community. Our hope is that whoever takes possession of the building also recognizes its historic and architectural significance and maintains its historic and architectural integrity. From our tour of the building, it would seem a clear candidate for nomination to the National Register of Historic Places. Such an honor would give some much needed recognition to the Foster-Powell neighborhood and its historic resources. It may also open the door for possible grant opportunities or other mechanisms that would support the building’s rehabilitation.

Interior of the Arleta Library in the early 1960s. Photo Courtesy of Multnomah County.

And lets also not forget that a historic renovation could also be a job creation tool. For example, the building still retains its fantastic original windows, which could be repaired (not replaced) and made air-tight. Such work would maintain the building’s original appearance while also making the building more energy efficient. Along the way, local craftsman could be hired to complete the work.

So while the future of the Arleta Library is unclear, it does appear that the building will find a new use that supports the community. This could be a great example for other such projects involving underutilized buildings around the city.

Sign above entrance to Arleta Library. Photo Courtesy of Michael Orr.

Public Comments on the DRAFT Portland Plan Due by December 28th – Where’s Historic Preservation?

Written public comments for the draft Portland Plan must be submitted by December 28th. Bosco-Milligan Foundation executive director Cathy Galbraith presented testimony at a recent public hearing on the Portland Plan, expressing concern that nowhere in the document is the term historic preservation even mentioned.  In fact, there is only one reference to “historic resources” to be found in the draft document – a big disappointment to those who have worked tirelessly over the past few years to keep the conversation about historic preservation moving forward.

In addition to concerns over the lack of mentioning historic preservation, here are some other excerpts from the Bosco-Milligan Foundation’s comments about the Portland Plan draft. Please consider sending your own comments to the city before the 12/28 deadline.

Entirely absent from the Plan is any acknowledgement of the existing Historic Resources Inventory

The issue of “community character” in the traditional neighborhoods is a concern that was raised time and time again in the earlier Portland Plan workshops. The omission of this concern throughout most of the Plan is an oversight that needs to be addressed now.

The Plan’s segment on Complete Neighborhoods cites (page 101) the need to “increase housing in areas with services” while ignoring the earlier description that these areas are primarily built out. 

We do want Portland to at long last be a leader in social sustainability (page 10) – as important as and equal to environmental sustainability that has been the focus of much of the city’s efforts. Avoiding displacement and understanding and preserving historic and cultural connections should be an overriding goal of any equity agenda. The once-celebrated Albina Community Plan (1993) led to the start of displacement in N/NE; it was well-intentioned, but has long been described as “aspirational.” What’s relevant for the Portland Plan is that many of the lofty “action steps” that have gone unfulfilled in the Albina Community Plan read much like those in the proposed Portland Plan.

The Plan includes a city role in “helping to catalyze complementary local development” (page 25) for expansion of PCC Cascade, and “Develop new land use investment approaches to support the growth & neighborhood compatibility of college and hospital campuses in the comprehensive plan update” (page 47.)  Our concern is the expansion through demolition and displacement that has been typically practiced by these institutions. A more important first step should be the public deliberation and adoption of institutional “master plans”, before it’s presumed that college and hospital campus expansions will be undertaken without detriment to the surrounding neighborhoods.

The historic preservation community, property owners in Portland’s Historic Districts, and developers are now assertively raising the issue of the city’s unreasonably high historic design review fees, in particular; the $3,000+ application fee for individual landmark designation has already proven to be a disincentive for designation, with a total of two such applications in the past nine years. Portland’s historic design review (and landmarks designation) fees are higher than all other Oregon jurisdictions and higher than for any comparably sized municipality throughout the U.S.

A Visit to Vista Brook

One of dozens of Rummer built homes in the Vista Brook neighborhood. Rummer himself, reportedly once lived here.

Last week, Bosco-Milligan/AHC education manager Val Ballestrem had the great opportunity to visit the Rummer-packed Vista Brook neighborhood in the Garden Home area of unincorporated Washington County. Together with local architectural historian and mid-century modern aficionado Jack Bookwalter, they met with a few residents of the neighborhood, saw a fantastic concentration of Robert Rummer built homes, and learned of concerns over a nearby sewage pump station.

Jack Bookwalter in front of one of Vista Brook's Rummer gems.

Vista Brook lies just north of Garden Home Rd., roughly between SW 84th Ave. and SW 92nd Ave. The northern border is the Fanno Creek Trail and just beyond that lay the Portland Golf Club. It is a classic postwar suburban neighborhood with tree-lined curvilinear streets. Also at the northern end of the neighborhood stands a circa 1930s home – certainly the oldest in the vicinity – and a sewage pump station owned and operated by the City of Portland. The future of the home and pump station is the subject of growing neighbor concern.

C.1930s home at the northern end of the Vista Brook neighborhood. The home is slated for demolition by owners, the City of Portland, in order to expand their nearby sewage pump station.

City of Portland sewage pump station located adjacent to several homes in the Vista Brook neighborhood.

Although the 1930s home mentioned above pre-dates the formal development of the Vista Brook neighborhood, long-time residents view the older home as a sort of neighborhood landmark. So it is no surprise that some neighbors are upset over the potential loss of the home, which once stood on several well-manicured acres, but now stands in the path of an expanded sewage pump station. Apparently, the City of Portland wants to expand their existing pump station (first constructed in 2000). They have acquired the old home on the adjacent property and are trying to get the project OK’d by Washington County. If the pump station is expanded the old home would be demolished along with its surrounding gardens. This is the first bit of neighbor concern; as with many neighborhoods, people hate to see their hyperlocal landmarks lost.

Neighbors’ second concern has a more direct impact on Vista Brook residents, especially those that border the property where the new pump station may be built. Several houses, including one that Robert Rummer once called home, lie adjacent to the pump station property and residents are weary of the noise and vibration the larger pump station may cause. Confounding neighbors’ concerns is that since the neighborhood is located in unincorporated Washington County and the pump station project is a City of Portland project, it is unclear who should respond to their concerns.

November 21, 1965 Oregonian advertisement for Rummer Homes

Development of the neighborhood once known as Bohmann Park began around 1956. From looking at newspaper ads from that period, the first homes in Bohmann Park were typical postwar ranches and split levels. But by 1965, Robert Rummer was building homes in his signature style in the neighborhood and soon the name Vista Brook had replaced the Bohmann Park moniker. Rummer continued to build homes in the neighborhood throughout the 1960s creating perhaps the highest concentration of his work; entire streets in Vista Brook are lined with Rummer homes. It is this high concentration of Rummer homes, and the fact that the neighborhood retains much of its original context, that has residents also considering the possibility of pursuing National Register Historic District status.

Although such a listing may not help with the pump station issue (since that issue is likely to come to a head very soon), it could help prevent or lessen the impacts of future encroachment of incompatible development. The process to obtain historic district status is however, challenging, time consuming, and potentially expensive. Val and Jack advised Vista Brook neighbors to discuss the possibility of historic district status with the Oregon State Historic Preservation Office.

So if you are ever out in the Garden Home area, consider taking a drive or a walk through this great intact mid-century neighborhood. If you like Rummer designs you won’t be disappointed.

Latest News on the Old Waverly Baby Home

As Portland Preservation reported last month, plans are underway to redevelop  the old Waverly Baby Home at 3550 SE Woodward in Portland. Although not designated as historic by the City of Portland or any other entity, this building has major historical  significance, and not just because the main building is of a fine architectural quality. Perhaps more importantly, this building has a lengthy social history as a home for orphans and other children. So it is sad to report that demolition plans for the site are moving forward.

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Earlier in the week we learned that the current owners of the property (Trillium Family Services) have applied for a demolition permit for the building. The building is listed on the City’s Historic Resource Inventory (HRI) with a rank of II, so we thought that there would at least be a demolition delay, but alas no such luck. Apparently Trillium has asked to have the building removed from the HRI, and according to City regulations, that is all they have to do – ask. Once the removal from the HRI is processed, the demolition will likely be allowed to proceed without delay.

Regardless of what you think about the plans for the new development on the Waverly Baby Home, doesn’t this seem like a wasted opportunity? Couldn’t they have come up with a plan that was far more creative and neighborhood friendly, as well as sensitive to the historical significance of the site? Shouldn’t there be some sort of mechanism in place to prevent such needless demolitions from occurring? And how sustainable is it to demolish a rather massive brick building to replace it piecemeal with single family residences? It could take years for the new development to fill out, in the meantime we will have lost another small chapter of our past.

Curious About the Oldest Homes in the Portland Area? Read On!

A recent discussion at the Architectural Heritage Center led to the question

What is the oldest standing house in Portland?

James B. Stephens House - SE 12th Avenue - Portland, Oregon

To our knowledge, within the city limits it’s the James B. Stephens House on SE 12th Avenue. The circa 1864 house was moved to its present location in the early 1900s.

Of course, outside Portland there are a number of older homes still standing. In Oregon City there are several that predate the Stephens house, including the well-known McLoughlin House.

So as a result of this discussion and the recent interest in house history, we thought it would be both fun and informative to gather a list of the oldest homes in the Portland Metro area. In addition to Multnomah, Clackamas, and Washington counties, we should also include Vancouver and Clark County, Washington, since they too have some interesting historic homes from before Oregon achieved statehood.

To get things started, here’s the beginning of a list of the oldest known standing homes in the Portland area.

1845    Francis Ermatinger House – Oregon City  (On the Historic Preservation League of Oregon’s 10 Most Endangered Buildings list for 2011)

1846    Dr. John McLoughlin House – Oregon City

1847    William Holmes House (aka The Rose Farm) – Oregon City

1849    Dr. Forbes Barclay House – Oregon City

1850    Morton McCarver House – Oregon City

1851    Captain J.C. Ainsworth House – Oregon City

1856    Alvin T. Smith House – Forest Grove

1859    Thomas Hines House – Forest Grove

c. 1864    James B. Stephens House – Portland

1865    Governor Curry House (attributed) – Portland

1870    1728 SE Belmont – Portland

1872    Jacob Kamm House – Portland

1873    Benjamin Cornelius Jr. House – Forest Grove

If you know about a home that should be on this list, please send it our way.

And while you’re at it, don’t forget to check out this upcoming AHC program on House History Research.

Threatened with Demolition: Portland’s Old Waverly Children’s Home

Architect's rendering of the new Waverly Baby Home from the November 22, 1931 Oregonian.

Last week we mentioned that the old Waverly Children’s Home (3550 SE Woodward) was slated for demolition, as plans are in the works for a new development on the site.

On Monday evening, August 8th at 7PM, the Richmond Neighborhood Association will be hearing more from the developer about his plans for 18 new home sites. If you are concerned about this development, I encourage you to attend this meeting and learn more.

The Richmond Neighborhood Association meets at the Waverly Heights Church, 3300 SE Woodward.

This recent article in the Portland Business Journal, provides some insight into the project.  In the article I was surprised to read that apparently it’s a bad thing that Portland’s walkable neighborhoods are filled with older homes. Aren’t older homes one of the big reasons that our older neighborhoods retain their interest and charm? Sure they need to be maintained, but so will any new construction – eventually. And most likely anything built today will not last nearly as long as the 80 year old Waverly Children’s Home main building.

I’m surprised that the developer has not considered the possibility of listing the home in the National Register of Historic Places. While a listing in the National Register is not guaranteed, the building today still retains much of its historic integrity and my guess is that it is certainly still eligible for listing. Such a listing might make a redevelopment project involving reuse of the building eligible for significant tax credits. That could go a long way toward the cost of upgrading and restoration work. It is possible that such a scenario would also still leave plenty of room for several new homes to be constructed.  Such an action would meet zoning code – negating fears of any conditional use controversies, it would add housing density, some new construction to appease those that simply must have new, and would preserve an important historic southeast Portland landmark.

The wife of Oregon Governor Julius Meier laying the cornerstone for the newly opened Waverly Baby Home. Image from the Oregonian, November 29, 1931.

We decided to crunch some numbers on the historic building, to show the impact of such a demolition. Using the embodied energy calculator, found on thegreenestbuilding.org, we estimate that the amount of energy it will require to demolish the existing structure and build 18 new homes, will be equivalent to the energy in 837,285 gallons of gasoline. This number accounts for the embodied energy in the existing building, the energy it takes to demolish and the energy it takes to building the new homes. Even with generous recycling of the existing building, there would still be a significant amount of energy used in demolition – energy that could be saved and applied toward renovation instead.

Let’s all hope and work toward a better solution to the future of this historic building.

Several Demolitions Planned in Southeast Portland

We hear fairly frequently about buildings being demolished around the city because they have no protections against such action. Indeed this is the case for most properties that do not have some sort of historic designation  - like a listing in the National Register of Historic Places. Earlier in the summer it seemed there was a lull around Portland in the demolition world, but my how quickly things change. In just the past few days we have learned of several major demolitions that will affect southeast Portland neighborhoods.

1. Waverly Commons – 3550 SE Woodward

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The former Waverly Baby Home fills most of an entire block, from SE 35th to SE 36th Avenue, between Woodward and Brooklyn Streets. While the original building has been added on to over the years, the original 1931 building retains both historic and architectural significance. The building was designed by the architectural firm of Sutton & Whitney, perhaps best known for the Weatherly Building on SE Grand Avenue at Morrison. Sutton & Whitney also designed the Hollywood Arcade building next door to the Hollywood Theatre, and sadly,  lost to a fire in 1997.

Plans are now in place to redevelop the entire property on which the old Waverly Baby Home stands. In its place are to be 18 lots for new residential construction. Such a redevelopment is supported by the zoning, so there is little that can be done to save the old building. Apparently the possibility of using the original structure as part of the new development was too daunting for the developer, although they claim that almost all of the old building materials will be re-used in some capacity. While such a re-use is environmentally sensitive, still it is not to be confused with historic preservation. There is more information about the proposed new development here.

The Waverly Baby Home is listed in Portland’s Historic Resources Inventory with a ranking of 2, noting its architectural and humanities-based significance. Unfortunately, all such a ranking does is to create a demolition delay for the building – it will not keep the demolition from occurring. Perhaps there is still a way to convince the developers to keep at least the old structure and use it as a centerpiece for the larger project?

2. 1606 SE Claybourne St.

Located just west of Milwaukie Avenue in the Moreland area, two older homes are slated to be demolished for a new development – the Claybourne Commons.  21 lots are proposed for this site, located just behind The Woods music venue, in a mix of residential and commercial development. It’s too bad that the developers couldn’t save at least one of the homes, integrating it into the new development as has been done recently with a project on SE Division.

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3. 626 and 700 SE Cesar E. Chavez Boulevard (39th Avenue)

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It is not known what is in store for these lots, between Stark and Belmont, along one of Southeast Portland’s main arterial streets, but we’ve been told that the two houses (dating to the early 1900s) on site are fenced off. Looking at PortlandMaps.com revealed that demolition permits have been applied for. It is fairly typical in Portland that the public receives no notice of demolition for properties unless they have some sort of protection. Interestingly, in the case of these two old homes, there are currently demolition delays in place. This is unusual since they have no formal designation, but is likely because the property owner has no immediate plans to replace the homes with new development. Portland has a policy of no net housing loss, and the demolition delay is one tool used to prevent needless demolition. Unfortunately, such a policy is ultimately toothless. Wouldn’t it be great is someone found a new home for these two vintage Portland houses?

A Sad Existence for an Erstwhile Greyhound Garage

Front detail on old Greyhound bus garage - 2521 SW Water Avenue. Lauren Radwanski photo.

In the shadow of the Marquam Bridge lies a little know building that was once a state of the art garage for Greyhound buses. Recently Architectural Heritage Center volunteer Lauren Radwanski, brought this building to our attention, as it appears on the verge of demolition. In fact, building owners Portland General Electric, have had the property on which the building sits, targeted for a new substation for several years. Clearly the building has seen better days, and recognizing that not everything can be saved, we thought it might be interesting to shed a little light on the history of this building before it’s gone for good.

Although to date the architect for the building has yet to be discovered, we know that the Greyhound garage opened in 1931 to much fanfare, at least within the “motor  stage” industry. That summer, there was a detailed spread in the trade publication Bus Transportation about Portland’s new $200,000 bus garage.

Excerpt from Bus Transportation magazine - July 1931.

Apparently, the garage could service 18 buses at one time and included in the nearly 58,000 square feet of space were living quarters for bus drivers – hard to image in the 21st century. The building’s roof was also cutting edge (no pun intended) for its time, described as “saw tooth”, with “light diffusing glass” to maximize natural light. Without a doubt, Greyhound invested heavily in this garage for the then-growing bus travel industry.

Photo of newly completed Portland Greyhound bus garage. From Bus Transportation magazine, July 1931.

There’s still more research to be done and hopefully in the coming weeks we’ll find out additional details about the old garage. In the meantime, if you happen to be passing underneath the Marquam Bridge, on SW Water Avenue, take a moment and try to imagine the pride that went into this now-derelict building’s construction.

Street view of Portland's old Greyhound garage. Lauren Radwanski photo.

Wheel-themed detail on facade of old Greyhound bus garage. Lauren Radwanski photo.