PROJECT NOTEBOOK

Re: Form School

November 2010

Christine Rhodes
Art Institute of Pittsburgh
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 TABLE OF CONTENTS

Project Statement 3
Adaptive reuse/historic preservation 4-5
Base Building Plan 6
Renderings 7
Concept 8
Project Justification 9-10
Programming documents including codes 11-13
Branding package
Colors and finishes with Specifications
Lighting Analysis w/ selections with specifications
Signage
Purchase Orders
Billable Hours

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 Project Statement
Re:Form School is a high‐end furniture and accessory shop that features
the unique. The shop serves a large geographic area in Portland, Oregon
The scope of work is and is located in the heart of the Pearl District which is at the forefront
to include: of Urban Renewal. It’s conveniently located in The Upshur Warehouse
Sustainable materials Area of the N. Pearl District recognized for the historic character of its
for the walls, floor, streets and older buildings, its potential for live-work use by the “creative
and ceiling of all class.” A thoughtful mix sustainable function and artful design is what
spaces inspires Re:Form School’s presence to contribute to the newly revitalized
Day lighting neighborhood. The Pearl District has become a mecca for people of all
Energy Efficient age groups who want proximity to green parks , rivers and mountains
Lighting selections
while still maintaining an urban lifestyle. This area has become the “gold
and signage
Sustainable and standard” for work and live domains. Many historic buildings have been
adequate furnishings restored into living and commercial spaces. Many residents live without
for all spaces cars and use alternative transportation as every needed service is within
including offices as a walk, bike ride, or mass transit ride away. Portland is the most bicycle
well as flexible work friendly town in America. Bike racks, bike lanes, and bike safety are all top
spaces as they priorities in the city. One site claims the following about Portland: "This is
adhere to budget and a city where, according to the 2000 U.S. Census, some 5,000 residents
design needs. commute to work each day by bicycle; [... ] Currently, Portland also boasts
Major challenges
the most LEED-certified buildings per capita in the nation.
include meeting US
LEED certification in a Re:Form School offers professional design services along with furniture
challenging cultural preparation and delivery. The concept is unique designer goods made
environment and from mostly repurposed and recycled materials . Custom‐designed
working with local furniture, custom rugs, and custom fabrics are part of the exclusive
building codes. Re:Form School services offered by this shop. Customer amenities are also offered as you
peruse the artist workshops on view in the upper levels.
Christine Rhodes
Art Institute of Pittsburgh - Online Division Scrap Lab within our storage area, will serve as a community recycling
ID 450 SU Session 1 center and all materials will be either reused and repurposed by our
K & Co. FINAL PRESENTATION artists in residence or taken to a neighboring recycling center.
Interiors http://www.pearldistrict.org/pdna-history/
 “Adaptive Reuse and Historic Preservation,”
Summary of Portland Historic Resources Zoning Regulations
Record of its time. The historic resource will remain a physical record of its time, place, and use.
Changes that create a false sense of historic development, such as adding conjectural features or
architectural elements from other buildings will be avoided;
Historic changes. Most properties change over time. Those changes that have acquired historic
significance will be preserved;
Historic features. Generally, deteriorated historic features will be repaired rather than replaced. Where
the severity of deterioration requires replacement, the new feature will match the old in design, color,
texture, and other visual qualities and, where practical, in materials. Replacement of missing features must
be substantiated by documentary, physical, or pictorial evidence;
Historic materials. Historic materials will be protected. Chemical or physical treatments, such as
sandblasting, that cause damage to historic materials will not be used;
Archaeological resources. Significant archaeological resources affected by a proposal will be protected
and preserved to the extent practical. When such resources are disturbed, mitigation measures will be
undertaken;
Differentiate new from old. New additions, exterior alterations, or related new construction will not destroy
historic materials that characterize a property. New work will be differentiated from the old;
Architectural compatibility. New additions, exterior alterations, or related new construction will be
compatible with the resource's massing, size, scale, and architectural features. When retrofitting buildings
or sites to improve accessibility for persons with disabilities, design solutions will not compromise the
architectural integrity of the historic resource;
Preserve the form and integrity of historic resources. New additions and adjacent or related new
construction will be undertaken in such a manner that if removed in the future, the essential form and
integrity of the historic resource and its environment would be unimpaired; and
Hierarchy of compatibility. Exterior alterations and additions will be designed to be compatible primarily
with the original resource, secondarily with adjacent properties, and finally, if located within a historic or
conservation district, with the rest of the district. Where practical, compatibility will be pursued on all three levels.
Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 “Adaptive Reuse and Historic Preservation for Re:Form School”

PORTLAND, OR
Adaptive Reuse is the process of adapting an existing building
PEARL DISTRICT 97209 to serve a new purpose. Architects and designers the
opportunity to change the primary function of the structure, while
Avg. Rainfall: 43.16 in retaining some of the existing architectural details that make the
Lows: 38 deg. Winter building unique.
Highs: 78 deg. summer Historical buildings help define the character of a community with a
Population: 12,597 people
tangible link to the past. Their short spans, masonry construction,
ornate detailing, and large windows results in naturally lit interiors
Median Income: $66,900 with unique features. Overall, the vernacular craftsmanship of
historic industrial buildings is of a higher quality than most current
50% of district people are construction. Portland is a leader in the sustainability movement..
single between the ages Incentives like social equity, potable water, natural light, and clean
of 27-48 air exist to adapt our property to LEED standards.
Re:Form School will have many existing structural elements in
98% of homes are without
children with an avg.
place. Due to the large machinery in these Portland buildings, the
household size of 1.84 floors were designed to withhold loads of 100 to 200 pounds per
square foot. Many wall and floor surfaces can be left exposed,
Draws city dwellers, which can save costs as part of the design aesthetic.
urbanites, and young Most of the building spaces can be open to the public. Photocell
mobile grads. sensors adjust interior lighting and light from skylights provides
daylight to the interior. The construction team will recycle a very
Pearl district high percent of debris required to get maximum points from LEED
and research will be done on implementing a roof garden above the
Christine Rhodes working studios.
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1 http://homes.point2.com/Neighborhood/US/Oregon/Multnomah-County/Portland-Multnomah-
K & Co. FINAL PRESENTATION County/Pearl-District-Demographics.aspx
Interiors
Building
Base Building
Plan Plan

K & Co.
Interiors
 Renderings

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 Concept
Re:Form School is a high‐end furniture and accessory shop that features the
unique. The shop serves a large geographic area in Portland, Oregon and is
located in the heart of the Pearl District which is at the forefront of Urban
Renewal. As you enter the through the embellished cement façade of this
1920”s brick warehouse you immediately get a shot of local culture.
Unique designer goods are made from mostly repurposed and recycled
materials from local residents and abroad. Polished and stained cement
floors help refine the updated interior. Exposed brick and overhead
ductwork hold the character of the space and create a perfect backdrop for
upscale furniture and one of a kind art pieces. On the main level you can
browse for hours through our custom fabric wall, or get a quick consult
from our professional design staff about 1 piece or an entire space.
Custom rugs, and custom fabrics are part of the exclusive services offered by
this shop. Selected artisans who are especially skilled in their respected
crafts have work studios on the upper levels and hours that they are open to
the public. Level 2 is home to a great café and small lounge open during
store hours and available for live music and other community events.
While you are browsing the showroom don’t be shy about contributing to
our infamous materials library or the “Scrap Lab.” Bring in any discarded and
suitable material you feel could be repurposed and deposit it into its own
material recycle bin. Objects are broken down , reused and re:formed into
their new life as functional art.

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 Project Justification
CODE CONSIDERATIONS FOR Re:FORM SCHOOL
FIRE SAFETY Sprinkler Requirements For R Occupancy IBC/9/#2 & IRC/AN/#1
PORTLAND, OR 1) Installation of sprinkler protection according to state and federal codes
PEARL DISTRICT 97209 2) The creation of area separation components or horizontal exits; or stair
enclosures meeting all state and local codes as well as Life Safety Provisions.
Avg. Rainfall: 43.16 in MEANS OF EGRESS: UBC/10/#2
Lows: 38 deg. Winter 3) Meet the intent of the building code for exiting and life-safety provisions;
Highs: 78 deg. summer 4) Allow quick and safe evacuation from any portion of the building; and have been
approved through an FM41 process or another code enforcement action.
Population: 12,597 people 5) Door openings minimum 3 feet width x 6 feet-8 inch height and comply with ADA.
Doors in all H, I, R-1 and SR Occupancy categories shall meet the building code.
Median Income: $66,900 6) Exit separation. Two exits may be separated a maximum of one-third of the
overall diagonal of the area served where: 1) The building has sprinkler protection
50% of district people are throughout; and 2) The area served by these exits is protected by smoke
single between the ages detectors connected to the building fire alarm system.
of 27-48 ACESSIBILITY: UBC/11/#1 through UBC/11/#8.
7) Existing buildings. Disabled access for existing buildings shall meet the
98% of homes are without provisions of Chapter 11, Division IV, Sections 1111, 1112 and 1113 of the building
children with an avg. code. Where appropriate, disabled access shall also comply with BDS Code Guides.
household size of 1.84 ENERGY CONSERVATION: OSSC CHAPTER 9
8) Energy conservation shall be provided as specified in Section 1301.1 of building
Draws city dwellers, code. Nationally, businesses can take a partial deduction of $.60 per square foot for
urbanites, and young new or renovated buildings by reducing the energy costs associated with three
mobile grads. components —lighting system; building envelope; and heating, cooling and water
heating equipment.
Pearl district MATERIALS AND RESOURCES: OSSC CHAPTER 10
9) New finishes. New interior wall and ceiling finishes shall conform to the provisions
of the building code and be non-hazardous.
Christine Rhodes 10) Tax Incentive to provide an easily accessible area that serves the entire building
Art Institute of Pittsburgh - Online Division and is dedicated to the collection and storage of non-hazardous materials for
ID 450 SU Session 1 recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics and
K & Co. FINAL PRESENTATION metals. www.portlandonline.com/bds/index.cfm?c=36855
Interiors
http://green-rated.org/bps/index.cfm?c=51136
 Project Justification
Re:Form School Community Action Plan
Mission: Promote sustainable community design and projects as educational tools to promote associated economic, social, and environmental benefits.
S17 Create live-work opportunities to increase access to jobs and local services in community.
S18 Pursue the development of public and private sector community amenities, including schools, parks, community centers, and other facilities
that promote local civic and social interaction.
S19 Build a demonstration residential project that uses sustainable design
S20 Easy access to transit throughout North Pearl sub-district.
S21 Supports district uses while increasing alternative modes of transportation.
S22 Supports district “green streets” initiative.
S23 Identify opportunities to convert lighting in public right-of-way to energy conserving fixtures.
S24 Convert existing lighting (public and private) and install new lighting consistent with “dark skies” technology.
S25 Encourages greater commuting though public transit, bicycle and pedestrian trips.
S28 Replace use of potable water with harvested storm water where practicable.
S31 Supports program that promotes employment opportunities in Pearl District for residents at all income levels.
LEED Incentive Credits for Sustainable Sites WEc2 - Innovative Wastewater Technologies D
SSp1 - Construction Activity Pollution Prevention C WEc3 - Water Use Reduction D IEQc3.1 - Construction Indoor Air Quality
SSc1 - Site Selection D EAc1 - Optimize Energy Performance D Management Plan-During Construction
SSc2 - Development Density and Community Connectivity D EAc2 - On-Site Renewable Energy D IEQc4.1 - Low-Emitting Materials-Adhesives
SSc3 - Brownfield Redevelopment D EAc3 - Enhanced Commissioning C and Sealants C
SSc4.1 - Alternative Transportation-Public Transportation Access D EAc5.1 - Measurement and Verification-Base IEQc4.2 - Low-Emitting Materials-Paints and
SSc6.2 - Stormwater Design-Quality Control D Building D Coatings C
SSc7.2 - Heat Island Effect-Roof D EAc6 - Green Power C IEQc4.3 - Low-Emitting Materials-Flooring
SSc8 - Light Pollution Reduction D MRp1 - Storage and Collection of Recyclables Systems C
WEp1 - Water Use Reduction D MRc1 - Building Reuse-Maintain Existing Walls, IEQc4.4 - Low-Emitting Materials-Composite
WEc1 - Water Efficient Landscaping D Floors, and Roof Wood and Agrifiber Products C
WEc2 - Innovative Wastewater Technologies D MRc2 - Construction Waste Management C IEQc5 - Indoor Chemical and Pollutant Source
WEc3 - Water Use Reduction D MRc3 - Materials Reuse C Control D
MRc4 - Recycled Content C IEQc6 - Controllability of Systems-Thermal
Christine Rhodes MRc5 - Regional Materials CMRc6 - Certified Comfort D
Art Institute of Pittsburgh - Online Division Wood IEQc7 - Thermal Comfort-Design D
ID 450 SU Session 1 IEQc8.1 - Daylight and Views-Daylight D
K & Co. FINAL PRESENTATION http://www.usgbc.org IEQc8.2 - Daylight and Views-Views D
Interiors
http://green-rated.org/bps/index.cfm?c=34248&a=268304 IDc2 - LEED® Accredited Professional C
 Programming and Code Documents

Uniform Building Codes and Compliances

Type of construction= Type II
Types of occupancy= M (mercantile) F-2 (Factory-fabrication, finishing, storage for non-combustible materials) A-3 Assembly (art gallery)
*Fully Sprinklered
Occupant Load and Exiting
Occupancy Area = 1905SF (M) * Occupant Load Factor = 60 gross Occupant Load =32 people # Exits Required = 2
Occupancy Area = 1159SF (F-2) * Occupant Load Factor = 100 gross Occupant Load =11 people 3064 SF total .2” width/ occupant = 35” min.
--(materials lab and prep areas)----------------------------------------------------------------------------------------------------------------------------------------------------
Total Occupancy Load (Sum of Ratios) =43 people (per floor)

Minimum number of plumbing facilities

There should be toilet stalls and lavatories for both sexes on each floor
with at least 1 male and female stalls on each floor.

Assembly less condensed

Male stalls - 1 per 75
Female stalls - 1 per 75
Lavatories - 1 per 200

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 Programming and Code Documents

CRITERIA MATRIX
ROOM SQFT ADJACENCY PUBLIC WINDOWS PRIVATE PLUMB SPECIAL
ING CONSIDERATIONS

1 ENTRY 60 1,2,3,4 HIGH MANY NO NO BRANDING/ SIGNAGE/ ACCESSIBILITY

2 CASHWRAP 163 1,2,4, HIGH MANY NO NO CUSTOM W/ LOGO

3 SHOWROOM 874 1,2,4,5,6 HIGH MANY NO NO 3 FORMAL AREAS NEXT TO ART GALLERY
OPEN AREA, LIVING WALL , CODE
COMPOIANCE

4 CONSULT AREA TBD 1,3,8 HIGH MANY NO NO 6 CHAIRS/ 1 CONF. TABLE, SHELVING W/
CATALOGS AND COMP. STATIONS

5 ART ATRIUM 440 7,9,10 MED NO SEMI NO NEAR RESTROOMS , CENTRAL BENCH W/
GREENERY

6 MANAGER 203 2,3,8 NO SOME YES NO DESK SYSTEM, 2 GUEST CHRS, 1

TASK CHR.

7 RESTROOMS 154 5,8,9,10 HIGH NO YES YES RECYCLED GLASS, CUSTOM VANIITY

8 ELEVATOR 87 3,6,7 HIGH NO NO NO FREIGHT AND PASSENGER LIFT

9 SCRAP LAB 897 5,6,7,10 MED NO YES YES EMPLOYEE ACCESS ONLY/ COMMUNITY
RECYCLE CENTER

10 PREP/ DELIVERY/ 262 7,9 NO NO YES YES EMPLOYEE ACCESS ONLY

STORAGE

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 Programming and Code Documents
BUBBLE DIAGRAMS
BUBBLE DIAGRAM 1 BUBBLE DIAGRAM 2

PREP/ DELIVERY AREA

SCRAP LAB
PREP/ DELIVERY AREA

SCRAP LAB

RESTROOMS
ART
RESTROOMS

ATRIUM ART
ATRIUM

MANAGER

ELEVATOR/ MANAGER
ELEVATOR/
STAIRS
STAIRS
TALBE TOP

CASH WRAP
ITEMS

TALBE TOP
ITEMS
VINGNETTE 2 VINGNETTE 2

CONSULT
CASH WRAP

AREA
CONSULT
AREA

VINGETTE 1
WINDOW
WINDOW VINGETTE 1
WINDOW DISPLAY
DISPLAY
DISPLAY ENTRY WINDOW
DISPLAY ENTRY

MAJOR ADJACENCY NATURAL DAYLIGHT MAJOR ADJACENCY NATURAL DAYLIGHT

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 Programming and Code Documents
BLOCK DIAGRAMS

PREP/DELIVERY 530 SF PREP/DELIVERY AREA

897 SF
262 SF

SCRAP LAB
440 SF 635 SF 340 SF

ART GALLERY
ART GALLERY

154 SF
RESTROOMS
SCRAP LAB
RESTROOMS

ART ART
ATRIUM ATRIUM
154 SF

DISPLAY

DISPLAY
STAIRS 203 SF
STAIRS
EQUIP

EQUIP
203 SF
ELEV MANAGER ELEV
ELEVATOR ELEVATOR MANAGER
86 SF 86 SF
SQUARE FEET SF
CASHWRAP

CASHWRAP
163SF SQUARE FEET SF
163SF
CONSULT AREA

CONSULT AREA
CASHWRAP
SHOWROOM SHOWROOM

CASHWRAP
SECURITY
SECURITY

834 SF
834 SF
PLUMBING
PLUMBING
CIRCULATION
CIRCULATION

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
First
Base Floor
Building
Plan
Plan
w/ Furniture

K & Co.
Interiors
 Billable Hours

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 Billable Hours

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors
 Re: Form School
November 2010

Christine Rhodes
Art Institute of Pittsburgh - Online Division
ID 450 SU Session 1
K & Co. FINAL PRESENTATION
Interiors