Building Systems
Structure
The building was designed and constructed as a warehouse in 1925. The primary structure is steel reinforced concrete. When the building was converted to residential use, the design of the interior reflected the code requirements associated with "commercial building" code designation. The exteriors of the west, north, and east sides of the building are "parge" (stucco) coated over the underlying cast concrete. The south side is the raw reinforced concrete surface. Being solid concrete, thermal insulation qualities are virtually nonexistent.
The passenger elevator structure and the northeast structure at the roof level were added in 1988-9. They are reinforced concrete block structures. All exteriors are painted with what is considered a long-lasting electrometric paint with an about a 10-year life span.
Window frames on the west, north, and east sides of the building are the original industrial steel that were retrofitted with double-glazed, thermo pane glass (required by code when the building was converted in 1988). Before conversion, there were few windows on the south wall. The 1988-9 conversion cut-in additional new thermo pane windows. As a result of the addition of new fenestration, the south wall was structural reinforced inside.
As such, interior partitions are gypsum covered steel stud construction. Partitions separating units were particularly well designed to minimize noise transmission. These walls not only include insulation, but gypsum wallboard on one side of each partition is secured to a special framing technique that dampens noise transmission.
Doors into units and all common area spaces are classified as fire doors.
Roof & Deck
A new roof was installed as a part of the 1088-9 conversion with an estimated life of 20 years. At that time a deck was installed on the top of the penthouse and another section on the main roof adjoining east side of the penthouse. When the 1995 conversion to condominiums occurred, the deck portion on top of the penthouse was assigned to the owner of the purchaser of the penthouse and, to make up for the loss of that space, a section of deck was added on the north side of the roof just east of the passenger elevator structure.
By 2008. both the roof and the deck were in poor condition and consequently were replaced. Both were high-quality designs; the new roof (known as an inverted-membrane system) has an estimated 40 year life, and will be less susceptible to damage from people straying onto the roof (like the old one was). The new deck is also very of a very high quality, low maintenance. The decking wood is a very durable certified epay hardwood.
The roof on and deck on the penthouse was not a part of the 2008 re-roofing contract due to an agreement with the penthouse owner.
Stairs
Two sets of stairwell are available, one located at the southwest corner of the building and the other at the northeast corner. The stairs are considered the primary emergency egress building elements, fitted with fire doors that must be kept closed (so they stair spaces can be pressurized in the event of a fire (alarm activated). Doors are all locked to prevent entry from the stair wells into the halls or into the garage without a key. The only exit from the stairwell without a key is the 1st floor doors at the street level.
Garage
The garage level is below grade with privately owned platted spaces for 60 vehicles and two spaces designate for motorcycles. All space not platted and not privately owned is considered common space. The garage space actually extends under the sidewalks on the west and north sides of the building, and under the part of the parking area on the east side.
Vehicle access is from a power-driven overhead door on the north side of the building, activated by remote transmitters assigned to owner/residents. These transmitters are integrated with our building's access control system. A separate power driven overhead exit door is activated by a vehicle sensing system.
The garage level also contains a transformer room (PGE), access to the freight elevator, and the boiler room.
The garage space is protected by a dry-type fire sprinkler system and by a carbon monoxide detector which automatically activates a fan system to ventilate the space in the event of a excessive buildup of carbon monoxide. When the detector beeps continuously (every couple of years), it is because the detector's sacrificial sensor needs replacing.
Lobby Entrance
The lobby is the primary access to the building and the only access for guests and clients to the building via the access system just left of the main door. The main door is locked at all times and either pre-programmed access fobs assigned to owner/residents or a entry system door release activated via telephone from a resident.
The lobby contains the mail boxes; individual box keys are controlled by the US Postal Service and not by CMI management.
The lobby also is the access to a secured parcel room (access via the assigned access system fobs), and to the on-site manager's office. It is also one access point to the 1st floor storage room and then on to the compactor room, loading dock, and freight elevator. A common area "square" key, issued to owner/residents, is required to access this area.
Storage Room
Located on the first floor, this room is secure and contains 30 privately owned, platted storage units.
Compactor Room/Loading Dock
This first floor room contains the building's trash compactor and recycling containers. It provides access to the freight elevator from both the loading dock and the storage room. The door Includes the overhead door on the loading dock, providing access to the freight elevator for move-ins, move-outs, and deliveries of large items. It also provides access for the waste removal truck to empty the contents of the trash compactor, the glass and cardboard recycling disposal. The overhead door requires the pre-programmed access fob to open this door from both the inside and the outside (simple pushbuttons are used to close the door).
Semi-Public Restrooms
Two semi-public restrooms are located on the second floor. They are locked, but residents can access them using their common ("square") area key.
Board Room
A conference room, typically utilized as the location for ISL's regular monthly board meetings, is located on the second floor. It is located in what would be considered unit #208. It is a locked room on the building's master, maintenance key.
Access Control
Building access control consists of a computer based access control system and standard keying.
The computer based access control system utilizes sensors that are able to "read" individual electronic fobs. If the sensor confirms that the fob is active, it will open the door assigned to the specific sensor and record the information. Except for the two 1st floor commercial unit doors, fobs are required to access any entry to the building from the street (main door, 2 stair doors, the loading dock overhead door).
Fobs are also required to utilize the passenger elevator to reach the roof and garage 24 hours/day, and to every floor except the first floor during an established nighttime period (typically 10:00 PM and 7:00 AM). They are also required to operate the freight elevator, and to access the parcel the parcel room.
An overhead door transmitter is required to open the garage entry overhead door.
Fobs and transmitters are issued to authorized owner/residents,
Authorized owners/residents are also issued standard common area "square" keys to access common areas not controlled by the fob system. (Separate management "square" keys are used to access non-public common areas, such as utility rooms, by authorized staff.
Video
ISL employs a video surveillance system in various areas of the building. Areas monitored include the lobby, stair entrances, loading dock/compactor room, and the roof.
Passenger Elevator
The passenger elevator is a 2500 pound capacity elevator that was installed in 1988-9 during the conversion from warehouse to apartments. Estimated life is 25 years. This elevator is integrated with the access control system. A system assigned, activated fob is required to access the garage and roof levels 24/7. The fob is also required to access all floors, with the exception of the lobby, during night time hours (generally from 10:00 PM and 7:00 AM.
This elevator is also programmed for "fire service". In the event of a fire alarm, the elevator is automatically removed from service and remains so until the fire alarm is cleared.
Freight Elevator
ISL's freight elevator is a classic warehouse elevator that was installed in 1925. It is rated 4000 pounds. This elevator is intended for freight handling only and not to be used for general passenger use. Unlike the passenger elevator, it does not reach the roof level (garage level through the 7th floor only). The freight elevator is integrated with the access control system, requiring a system assigned activated fob to operate the freight elevator cab control.
Fire Alarm System
The building is equipped with a central electronic fire detection and alarm that was installed in 1988-9. The main panel is located in the on-site office with a remote annunciator in the lobby. It monitors pull stations, common area smoke and heat detectors located throughout the building, and the sprinkler systems. These sub-systems are overseen by a larger system which is monitored 24/7 by an outside contractor.
The alarm is activated automatically by any water flow in the building's sprinkler system, or by smoke detectors in located in areas throughout the building with the exception of private units. NOTE: Smoke detectors in private units ARE NOT connected to this central system.
In addition to the automatic sensing, any resident or guest can activate this system by utilizing the manual pull stations located in the halls throughout the building.
When an alarm is triggered, the system will automatically summon the Portland Fire Department.The following is the sequence of events until the problem is resolved and the system reset:
An alarm and voice message will be activated and broadcast into the common areas. The first “zone” to alarm sounds only on the “alarm floor” and the floors immediately above and below the alarm floor. If another zone subsequently goes into alarm status, a general, building-wide alarm will sound.
The large fire doors separating the passenger elevator lobbies from the rest of the hallways will automatically close.
The passenger elevator will immediately return to the first floor and then go out of service (fire department personnel can use it manually).
The stairwells will become pressurized by the action of (noisy) fans at the top of the stairs to ensure that smoke and fire do not enter these emergency exit stairwells when doors are opened.
This condition will make opening the doors into the stairwells difficult but not impossible—extra force is required.
The fire department will be immediately dispatched.
The readiness of the alarm systems are tested routinely as required by the City of Portland. All residents will be notified in advance of scheduled tests by memos posted at all passenger elevator lobbies. During the testing sessions, the alarms in the building will go off intermittently.
Fire Sprinkler System
The sprinkler system was installed in 1988-9. The system's water is supplied from a City connection in the sprinkler room at the bottom of the SW stair at the garage level.
The sprinkler heads situated throughout the building are designed to operate independently and will allow water to flow as they are triggered by high heat. Water flow anywhere in this system will automatically trigger the building’s fire alarm system which, in turn, will automatically summon the Portland Fire Department.
Each floor is on a separate independent "zone". Each floor is supplied from the standpipe in the SW stairwell with a fire alarm flow switch and shutoff valve for each floor (the fire alarm system can discriminate and identify the floor with water flow). City water supply pressure is augmented by three 7500 gallon water tanks located in a room in the roof penthouse structure (separate from the private penthouse).
The sprinkler system/zone in the garage is a "dry" system, with internal pressure supplied by a compressor located with the "dry valve" in a room in the garage. When a garage sprinkler head opens, the air escapes, lowering the pressure, automatically opening the dry valve, allowing water to charge the pipe. The dry system is utilized due to the possibility of freezing temperatures in the garage.
The sprinklers zone under the exterior canopies is filled with antifreeze, again to address the possibility of exterior freezing temperatures. The valving is located in a storage space on the first floor just south of the compactor room.
Water
The water distribution system was installed in 1988-9. Water is supplied from a City connection in the sprinkler room at the bottom of the SW stair at the garage level. In addition to the main shut-off valve at the supply point, there are shut-off valves at the bases of each of the risers supplying the building's units. These are located in private units on the second floor. A map is available in the on-site ISL office.
Originally, there were no shut-offs in individual units. Since then, however, some owners installed such shut-offs (which the HOA recommends to owners).
Individual units are not metered separately. There are only two meters located at the supply point in the sprinkler room at the bottom of the SW stair at the garage level. One meter is for water to all units, and water costs associated are borne by all owners as a part of their HOA fees. The second meter monitors a water supply to a cooling tower located on the first floor just east of the compactor room. This cooling tower is a part of the air conditioning system for the two first floor commercial units, who are billed proportionately for that cost.
Steam Heat
The first floor commercial units and all those on the north side, west side, southeast corner, and penthouse are heated by the building’s steam system. The operating costs of this system are allocated to steam heat users only, via a heating surcharge on the monthly HOA fee, proportionally based on owned square footage of heated spaces.
Steam is supplied by a low-pressure (8 psi.) boiler located in the boiler room in the SE corner of the garage level. The boiler is a 1925 steel case boiler that was retrofitted with a natural gas burner in 1988-89. The chimney, distribution and condensate return piping, and the radiators are 1925 vintage as well. (August, 2009: A new boiler is being added and the existing boiler will be retained as a backup unit. The steam system does not provide hot water to the units.)
Control of the radiators within each unit is via a pneumatic thermostat in each unit. Pneumatic, compressed air, supply for the thermostats is from an air compressor located in the boiler room.
Natural Gas
The building has a natural gas service, but the supply and distribution system is limited to the boiler and to the HVAC unit in the roof which supplies heating (and air conditioning) in the hallways on the second through the seventh floors.
HVAC
There is one roof-top mounted heating, ventilating, and air conditioning unit for the building. The original unit was installed in 1988-9 and replaced with a new unit in 2008 as a part of the re-roofing project. It is a 100% outside air unit and its capacity is limited to supply the halls only.
Trash & Recycling
A trash chute serves floors 2 through 7 and is accessible in a fire rated space off the freight elevator vestibule on the east end of the building. The freight elevator vestibules on these floors are also the locations of recycling bins that are rotated by ISL's janitorial staff with those in the compactor room on the first floor.
The trash chute empties into a compactor located in the compactor room/loading dock area on the first floor of the east end of the building. The compactor's bin is emptied every (if all goes well) Saturday morning, accessible the overhead door to the loading dock.
Electrical & Lighting
Electric service is provided to the building by PGE. A secured vault for their transformers is located at the east end of the garage level. The building's main distribution panels are located in the garage adjacent to the vault at the east end of the garage. The service is 3-phase, 120/208 volts, but it is important to note that service to private units (excepting the commercial units on the first floor, are supplied with SINGLE PHASE, 120/208 volts, and are limited to 100 amps for steam heated units, and 125 amps for electrically heated (south side) units.
Unit electrical metering and disconnects for the individual units are located in secured closets on the east end of the halls on floors 3 and 6. Service for common area space lighting and common building equipment and services is metered separately and paid for via HOA dues.
Emergency Generator
A diesel driven emergency generator is located in a secured room at the east end of the garage. in the event of a utility supply failure, the generator automatically starts and provides power to the boiler, to the passenger elevator, to the main 1st floor office, to emergency systems (fire alarm, access, security), and to all common area lighting (halls, stairwells, garage).
Telephone
Telephone service cabling to private units, unless since modified by owners, is 1988-9 classic 4-conductor wiring. Distribution points are in secured areas, one in the garage level boiler room and one in a secured closet on the second floor.
TV Cable
Cable TV was installed in 1988-89. The main distribution point is in a secured closet on the second floor. The HOA provides basic cable service from Comcast as a part of basic dues. Cable stations available are listed here.
Private Units
With some exceptions and differences associated with the 1st floor commercial units, all residential units are supplied with electrical, water, sewer, telephone, cable television services. Inside the boundaries of each unit, owners are responsible for all these services with the exception of common distribution elements (eg., main steam lines). Owners are also responsible for maintaining their access doors and all windows.
