AIA Eugene Section Meeting: Friendly Hall and the Northwest Center for Architecture

Friendly Hall Renovation, June 18, 2026 (my photo).

Last Wednesday's meeting of the American Institute of Architects - Eugene Section offered a clear look at two noteworthy efforts in our region: the ongoing renovation of the University of Oregon’s Friendly Hall and the work of the Northwest Center for Architecture. The evening began with a construction site tour and concluded with a presentation in Lawrence Hall 115, each providing a concise update on projects that continue to reshape both the campus and the regional architectural record.

Restoring Friendly Hall 

Friendly Hall, designed by Whidden & Lewis in 1893 with additions in 1909 and 1914, stands as the University of Oregon’s third oldest building and the future home of the Schnitzer School of Global Studies and Languages. The current work delivers a comprehensive deferred‑maintenance and modernization effort through the CM/GC method with Bremik Construction. As Stone Rose, Bremik’s Senior Superintendent, noted, the Guaranteed Maximum Price sits at approximately $72 million, a figure that captures both the building’s age and the enormous scope of the rehabilitation. According to the university, the total project cost is presently $82.97 million.

The team is tackling a substantial range of improvements. Bremik has excavated portions of the basement to create new programmable space and plans to relocate rooftop mechanical equipment underground to restore the building’s historic profile. They are adding reinforced shotcrete at the exterior walls and installing a new roof diaphragm to improve seismic performance and support the conversion of outdated 1960s dormers into usable office space. They are also addressing long‑standing accessibility, life‑safety, and security issues in a coordinated way.

During early design, the team studied whether a full basement excavation could provide the additional area the program required. They ultimately chose a northeast expansion instead, which offered more efficient and flexible floor plates at a lower cost. Inside, they are reorganizing spaces around openness and adaptability, with new student hubs intended to support cross‑cultural engagement.

As often happens with buildings of this age, the team has encountered numerous unforeseen conditions. They spoke plainly about the surprises uncovered during demolition and excavation — the kind of challenges that make historic rehabilitation both demanding and instructive.

My thanks to the project participants who shared their perspectives during the tour:

• Elisa Rocha (Associate Principal, TVA Architects)
• Stone Rose (Senior Superintendent, Bremik Construction)
• Martina Oxoby (Senior Owner’s Representative, University of Oregon)
• Mike Astrella (Associate, Catena Consulting Engineers)
• Caitlin Pierce Cranley (Associate, Architectural Resources Group)
• Charlie White (Project Delivery Lead, Systems West Engineers)

The project team expects to complete the Friendly Hall renovation in Fall 2027, a timeline that acknowledges the complexity of the work and the care required to rehabilitate a building of this vintage.

South Park Building rendering, Herbert & Keller Architects, 1977 (Image courtesy of Northwest Center for Architecture Archive. http://www.nwc4a.org)

The Northwest Center for Architecture

After the site tour, we moved to Lawrence Hall 115 for a presentation by Abraham Kelso, Board President of the Northwest Center for Architecture (NWC4A). Based in Eugene, the organization works to preserve and interpret the architectural legacy of the Pacific Northwest, from Oregon to British Columbia, at a moment when numerous original archives face the risk of disappearing.

Abe described the urgency clearly. Many influential 20th‑century architects have passed, and their firms have closed, leaving drawings and documents scattered in garages and storage units. Without intervention, the region could lose the record of a distinctly Northwest architectural ethos — one that is uniquely contextual, climate responsive, and civic minded.

The Northwest Center for Architecture continues to process collections from firms and individuals. They have already or are currently digitally preserving and curating the archives of Unthank Seder Poticha Architects, Daniel Herbert, John and Jonathan Stafford, Equinox Design (John Reynolds & G.Z. Brown), and others. The organization has produced exhibitions and publications, including Interaction! Unthank Seder Poticha Architects, and plans to onboard its first summer intern and volunteer cohort. Long‑term plans include acquiring the Stafford Office/Residence as a permanent home, for which the organization will soon undertake a capital fundraising campaign.

Abe’s presentation underscored how much regional architectural history remains uncatalogued and how valuable a dedicated institution will be in preserving and interpreting it. Please consider supporting the Northwest Center for Architecture and its efforts by making a tax‑deductible donation. The Center is a 501(c)(3) nonprofit organization: EIN 99‑42889508.

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The evening reminded me of the value of staying connected to the local architectural community. I appreciated the chance to catch up with former colleagues and collaborators, many of whom I had not seen in quite a while. The combination of substantive project updates and familiar professional faces gave me a good prompt to attend future meetings more regularly.

Taking Downtown Seriously as a Place to Live

Students and reviewers gather around the downtown Eugene context model in Lawrence Hall, Friday, June 5, 2026 (my photo).

On Friday, June 5, I took part in the final review for University of Oregon professor Clay Neal’s Arch 486/586 terminal design studio, Downtown Housing. The students’ task was direct and ambitious: to design aspirationally dense urban housing on one of nine downtown Eugene sites, each ranging from a quarter‑acre to nearly two acres and located within a sixteen‑block study area centered on the intersection of Broadway and Willamette Street. 

The final review stood out for the consistently high quality of the students’ presentations—polished, thoughtful, and well‑defended. Equally impressive was the diversity of the reviewers: emeritus and current faculty, active practitioners, contractors, developers, city officials, downtown property owners, and a retired architect (me!). This mix brought a rich range of perspectives to the table as we discussed how these projects could genuinely contribute to a more lived‑in downtown. 

Only after establishing the concrete design problem did Clay frame the review with broader questions: How do the projects encourage positive social interaction? How do they address energy conservation and climate change? What do they contribute to a vibrant public realm? And how do they make living downtown healthy, desirable, and fun? The projects themselves were speculative but grounded, imagining a more active downtown through roughly a thousand new dwellings and a mix of supporting uses. 

The student work was impressive, as it was uniformly careful, inventive, and attuned to the constraints of real development. But it was not any single project that stayed with me—it was the density math. Among the studio materials prepared by Clay was a concise summary of existing housing conditions downtown, and the numbers are difficult to ignore. The entire Downtown Plan Area presently contains 2,511 housing units across 306 acres, or 8.2 units per acre. The sixteen‑block study area at the center of downtown has only 140 units across 59 acres, or 2.4 units per acre. That last figure is the one that stops you: 2.4 units per acre in the heart of downtown Eugene. 

The design studio's nine sites are the parcels highlighted in red.

For comparison, the studio also provided densities for three R‑1 neighborhoods in Eugene: Bethel at 3.6 units per acre, Friendly at 3.8, and River Road at 2.9. The paradox is obvious. Eugene’s downtown core is less housing-dense than its single‑family neighborhoods. Friendly, often thought of as a leafy, low‑rise district, is more than fifty percent denser than the center of the city. This is not a criticism of downtown; it is simply a description of its current condition. Decades of surface parking, single‑use commercial buildings, and benign neglect have left the core residentially sparse. In a city like Eugene, where the downtown should carry significant symbolic weight, adding housing is one of the most reliable ways to generate the everyday activity people associate with a healthy urban center. 

To put Eugene’s numbers in context, it helps to look at typical units‑per‑acre ranges in some major North American downtowns. Vancouver’s downtown peninsula commonly reaches 80 to 200 units per acre. Manhattan’s residential blocks range from 100 to 300. Chicago’s Loop and Near North Side fall between 40 and 150. Philadelphia’s Center City ranges from 20 to 120. Closer to home and scale, Boise’s downtown has achieved densities around 42 units per acre. Against that backdrop, Eugene’s downtown sits at 2.4 units per acre in the core and 8.2 across the broader plan area. Even the lowest densities in these examples exceed Eugene’s core by a large margin. The comparison is not meant to be aspirational—Eugene is not Manhattan, or even Boise—but it does reveal how much latent capacity sits in the center of the city. 

A simple table makes the contrast clear: 

(Density ranges for cities as reported in municipal planning documents and census data.)

The City of Eugene is not unaware of this opportunity. The Downtown Core Housing Initiative (DCHI) is an attempt to lower the barriers to building downtown through an accelerated MUPTE process, fee assistance using urban renewal funds, and strategic property acquisition and disposition by the Urban Renewal Agency. These tools are meant to address the same challenge the students confronted: how to make a downtown project pencil out in a market where construction costs are high and rents are comparatively low. 

A concrete real-world example is the North Butterfly Lot, where the Urban Renewal Agency has selected Paradigm Properties to develop a mixed‑use housing project on the half‑acre site north of the Farmers Market Pavilion. The proposal calls for a minimum of eighty new units, along with an active ground floor that strengthens the connection between the downtown core, the Market District, and the riverfront. It is a modest but meaningful step toward the kind of density the students were exploring. 

What I appreciated most about the studio was its clarity. By placing fifteen projects on nine sites, the students inadvertently produced a kind of density atlas for downtown Eugene. They showed how much housing could fit on sites we barely notice now, how mixed‑use programming could enliven the public realm, how massing, daylight, and circulation can be handled pragmatically, and how the city’s own incentives might bridge the gap between aspiration and feasibility. The work was speculative, but the underlying message was not: downtown Eugene has the capacity to house far more people than it currently does. 

Rendering of a project by Holly Needham for the site located on Broadway at Pearl Street (the current parking lot east of Ambrosia Restaurant & Bar).

It is the familiar arithmetic of development: land cost, construction cost, financing, rents, and the thin margins that make or break a project. The students’ proposals made the opportunity visible, and the City’s current initiatives—DCHI, the North Butterfly Lot, and the broader urban renewal strategy—suggest that the policy environment is beginning to align with that opportunity. 

I left the review encouraged. Not because the students solved downtown Eugene, but because they revealed its potential with unusual clarity. Their work made the low density of the core impossible to ignore, and it made the case, implicitly but persuasively, that a more lived‑in downtown is both desirable and achievable. The sites are there. The policies are taking shape. And the students have shown what’s possible when we take downtown seriously as a place to live, not just a place to pass through.

Changing the Tagline

I changed the blog’s tagline recently. The old one—Architecture and urban design in Oregon’s southern Willamette Valley—served its purpose for a long time. It described the work I was doing, the place I was doing it, and the lens through which I tended to look at things. It made sense until it didn’t, which happened more or less when I retired (two years ago!), and the writing here began to move beyond that frame.

The posts now range more widely, and the new tagline—Essays on place, perception, and the built environment—reflects that shift. It’s accurate without being too pretentious, and it doesn’t pretend the blog is still tied to a professional brief.

This isn’t a rebrand, and it isn’t an announcement of new directions. It’s more like updating a label on a drawer after you’ve rearranged what’s inside. Most readers won’t notice, which is fine. The point is simply to keep the framing honest, so I can continue writing without the burden of an outdated tagline.

The Birds Were Always There

Pileated Woodpecker (my photo)

For years, the Pileated Woodpecker had been my Bigfoot, Chupacabra, and Loch Ness Monster, all rolled into one elusive, personal cryptid. That changed last month. During an outing with my friend JF Alberson at Camp Serene, north of Noti, I finally saw one. In fact, we saw three. Two appeared to be a pair tending a nest in an old tree. The third may have been one of them, or possibly another bird entirely. Either way, the cryptid had materialized.

That sighting was part of something that has been happening more often lately. I’ve lived in Eugene for a long time, but I haven’t always paid close attention to the places I move through every day. I walk often—sometimes with my wife on familiar in-town routes, and sometimes with friends like JF and Dave Guadagni on our weekly circuits. Over time, I’ve come to recognize the birds that regularly show up in those places.

Fern Ridge Reservoir is different. It isn’t part of my daily orbit, and I only visit occasionally. A couple of weeks ago, JF and I walked along the east edge of the reservoir. He’s an experienced birder; I’m not. My interest has always been casual.

Fern Ridge supports a wider mix of species than the places I usually walk, and that becomes obvious once someone who knows what they’re looking for starts pointing things out. That morning, I saw birds I had heard about for years but had never noticed in the field—Black Tern, Dunlin, Common Tern, Redhead, Black-necked Stilt, Cinnamon Teal. None of them is particularly rare, apparently. I had simply never taken note of them before.

There were others I’ve encountered only occasionally—Killdeer, American White Pelican, Marsh Wren, Western Sandpiper, Belted Kingfisher, Violet-green Swallow. And of course, the birds that are almost always present: Bald Eagle, Osprey, Red-winged Blackbird, Great Blue Heron, Great Egret, American Coot, along with robins, crows, starlings, Canada Geese, and the various sparrows I still can’t reliably identify.

What stands out to me now is how much more becomes visible when I slow down and pay attention. The birds were always there. I just wasn’t observant enough to notice them. That seems to be changing. I’m moving through the same places I always have, but now I'm seeing what was there all along.

Hangar B: A Difficult Loss

B‑17 inside Hangar B (my photo)

News from the Port of Tillamook Bay this week confirmed what many had feared: the Port’s Board of Commissioners voted not to repair the storm‑damaged roof of Hangar B. A December windstorm tore open a 200‑foot‑long gash in the timber shell, and after months of analysis, the Board concluded that even with potential FEMA assistance, the required local match—about $1.3 million for the damaged portion alone—would put the rest of the Port’s operations at financial risk. Commissioners also noted that long‑term maintenance costs already exceeded the building’s revenue several times over.

Hangar B is the largest clear‑spanwooden structure in the world: over 1,000 feet long, 300 feet wide, and nearly 200 feet tall. The Navy completed it in 1942 to house blimps that patrolled the coast during World War II. Tillamook originally had two of these enormous timber hangars; Hangar A burned in 1992, leaving Hangar B as the sole survivor on the site. Only a few comparable structures still stand nationwide. Two remain at Moffett Field in California, and one survives at Tustin after its twin burned in 2023. At the other former blimp bases, the hangars exist only in fragments—foundations, partial walls, isolated arches—after decades of fires, dismantling, and structural failures.

I’ve visited the building a few times over the years and always appreciated both the structure itself and the range of museum exhibits assembled inside it. The Tillamook Air Museum collection included military aircraft from assorted eras, along with trainers, transports, helicopters, homebuilts, commercial cockpits, and the Aero Spacelines Mini‑Guppy. Even large planes seemed to shrink inside the volume, which reinforced the sense that the hangar was the primary artifact.

Recent reporting described steps already underway: fencing installed around the site for public safety, a completed lidar scan documenting the structure, and coordination with state emergency officials to record storm‑related costs. Those efforts continue because they address safety and documentation needs. But the Board’s vote effectively halts any forward motion toward repair, leaving only stabilization, cleanup, and administrative work in place. The museum itself has been closed to visitors since the December storm and will remain closed indefinitely.

The future of Hangar B remains uncertain. The Board’s vote does not authorize demolition, but it also stops any repair effort. Consultants who evaluated the building earlier this year estimated that full restoration would require hundreds of millions of dollars over several years, while dismantling the structure would cost an estimated $50–70 million, placing the Port in a difficult position. At this point, any path toward preservation depends on substantial outside funding, and no such commitment exists.

Removing a structure of this size is not a simple matter of equipment and labor. The cost reflects the presence of hazardous materials, the sheer volume of timber and roofing, the need for controlled disassembly, and the environmental requirements for handling contaminated soils and debris. FEMA may help if the damage is classified within a disaster framework, but even then, the Port would be responsible for a significant local match. State or federal appropriations are possible but uncertain, and private philanthropy rarely funds demolition. As a result, the Port cannot simply walk away from the building, nor can it afford to remove it. The likely near‑term outcome is continued stabilization, documentation, and hazard management while the larger question of the hangar’s fate remains unresolved.

All of this leaves the building in a precarious position. This week’s vote removes one of the few remaining paths forward. I’m saddened that a structure of this scale and ingenuity may not survive, not because of the damage itself, but because the conditions needed to sustain it are not in place.