Project Team: Troy Ainsworth, AIA, Principal / Christine Rumi, Project Manager / Juliette Grummon-Beale, LEED AP BD+C, Project Architect / Hai Luc, Project Architect / Karl Refi, Project Designer
Kyle Burns / Phil Chub / Amalia Grobe-Mohr / Anne Karel / Emily Phillips

Photographer: Josh Partee (www.joshpartee.com)

Contractor: Fortis Construction

Consultants: VLMK, Civil & Structural Engineers
GBS, Green Building Consultant
Morrison-Hershfield, Envelope Consultant
PAE, MEP Engineers / Design Assist
WH Pacific, Landscape Architect

This 1950s-era building was completely re-imagined as a 21st century creative workplace with LEED BD+C Gold certification. Situated along the new Portland-Milwaukie Light Rail line in an industrial zone, the office building sets the tone for the company identity on its 11-acre Portland Service Center site.

FFA Architecture and Interiors worked closely with the client, a local Utility Provider, to design the renovation of their office as a clear demonstration of their strong commitment as a leader in smarter, cleaner, renewable energy usage. The 43,000-sf facility originally had dark double-loaded hallways, ‘cubicle-farm’ workspaces, low acoustic ceilings, dated finishes, and leaky windows. It was long overdue for an upgrade and thorough refresh. In addition to the importance of meeting Essential Facility requirements and remaining operational in a wide range of emergency situations, the building design had the goal to provide an environment that would help attract and retain the Utility Provider’s sizable, specialized workforce.

The design team took a comprehensive approach – this began by gutting the building down to its interior steel structure and creating new opportunities for daylight openings. One such example is the new lightwell along the north side of the lower level, which brings daylight into what was once a gloomy, windowless basement. Additionally, the lightwell provides employees with views of drought-tolerant landscaping from their desks. Another key component in the design were two large floor openings carved out of the main level with skylights installed in the ceilings above - this offers plenty of additional natural light throughout the entire space and creates transformative visual relationships between floors.

Space-planning of the workplace involved thoughtful consideration of the client’s business culture and goals of creating a collaborative work environment. Informal meeting areas dot the lower core, encouraging spontaneous interactions & brainstorming sessions. Workstations were reallocated to the perimeter windows and niches were carved into walls along the core, creating casual meeting areas with magnetic marker boards and colorful, playful seating. Relites, glass doors, and glass walls at conference rooms increase light and transparency throughout the formally dark, cramped space.

During the design process, the building’s performance and accessibility were also key considerations. All MEP and lighting systems were replaced in the process of bringing the building’s performance up to the highest standards to serve as a showcase for energy efficiency. A new VRF system replaced the original 1950’s boiler. Electric vehicle charging stations were added and bike parking was increased. Through these efforts, the project has achieved LEED Gold certification.

The main entrance to the building along the new light rail line was re-envisioned with a simple and clean storefront system in place of the original clerestory-level ribbon windows. An exposed wood feature wall with integrated wood ceiling create a warm and welcoming entry vestibule. Just beyond the main entry is a mega-graphic displaying a photo-collage of iconic images representing the client’s brand. Completely updated and refreshed, the renovated space is a place where employees look forward to returning each day.