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Home Forward, as part of its initiative to revamp its aging low-income apartments throughout the city, is upgrading four residential towers.

The upgrades will reduce energy usage, ensure structural longevity and create a more inviting atmosphere for residents, many whom are elderly or disabled.

The 鈥�85 Stories Initiative鈥� calls for improvements at 10 properties that hold a total of 1,220 apartment units. The first phase 鈥� approximately $50 million 鈥� involves upgrades to: Gallagher Plaza, a six-story, 85-unit building on Northwest Kearney Street; Hollywood East, a 14-story, 286-unit building on Northeast Broadway Street; Sellwood Center, an eight-story, 110-unit building on Southeast Tenino Street; and Northwest Tower, two buildings with 173 units combined on Northwest 19th Avenue.

Mike Andrews, director of development at Home Forward, said Walsh Construction Co. is in charge of the improvements. KASA Architects is designing plumbing and seismic upgrades for the Hollywood East property. Holst Architecture is the architect of record for more extensive renovations 鈥� including a couple of skin replacements 鈥� at the other three properties.

Home Forward owns 74 low-income properties, all in high-density neighborhoods, which Andrews said are most desirable because they offer more services and better transit.

鈥淲e are fortunate to have buildings in these neighborhoods, but the buildings are between 35 and 50 years old and have physical needs,鈥� he said.

Work on the four buildings should finish this year, Andrews said, but planning is under way for repairs at six other properties: Dahlke Manor on Northeast Schuyler Street, Holgate House on Southeast Holgate Boulevard, Medallion Apartments on Northwest Johnson Street, Ruth Haefner Plaza on Southwest Beaverton Hillsdale Highway, Schrunk Riverview Tower on North Syracuse Street and Williams Plaza on Northwest Everett Street.

One of the biggest challenges facing architects and contractors for the four projects under way is occupancy, Andrews said. Residents will remain in their apartments while work is performed.

鈥淭he buildings are occupied with people who are physically frail or mentally challenged,鈥� he said. 鈥淪ome are sensitive to loud noises, and we needed the contractor to be able to do the work while they are living in the building, in a thoughtful and compassionate way.鈥�

Walsh Construction came up with a solution: construction of temporary walls four feet into each apartment before installation of new exterior skins at Sellwood Center and Gallagher Plaza.

Dave Otte, a senior associate with Holst Architecture, said Gallagher Plaza’s old stucco exterior had been failing for years.

鈥淲e replaced it with a rain screen system of exterior insulation and paneling skin, called Oko Skin, which is fiber-reinforced concrete planks that are very thin,鈥� he said. 鈥淭he face is attached with screws and almost has the look of wood planks, but they are concrete and you don’t need to maintain or paint or stain them.鈥�

A similar skin system is being installed over 80 percent of Sellwood Center’s exterior, Otte said.

鈥淲e used a product called Swisspearl, also reinforced concrete that comes in different sizes,鈥� he said. 鈥淲e tried to match the products with the specific location.鈥�

Otte said working around tenants’ needs is paramount.

鈥淲e did a lot of coordinating with residents to make sure they had access,鈥� he said. 鈥淭hat took a lot of logistics in doing four buildings all at once and took a lot of brainpower trying to figure out schedules.鈥�

Otte added that residents were involved in the design process.

鈥淲e enjoyed community meetings with residents and having them be a big part of decisions we made,鈥� he said. 鈥淚t was very fulfilling to see what a difference we could make to people living in the buildings 鈥� lots with very low or no income 鈥� and we spent a lot of time in the apartments to try and make them lively and enriching.鈥�

The improvements will benefit not only aesthetics, but energy performance too, Otte said.

鈥淥perating costs are a huge part of Home Forward’s budget and we are able to reduce electricity costs and plumbing costs through more efficient fixtures,鈥� he said.

Air barriers are being added to the four buildings.

鈥淰entilation is part of health and well-being (for tenants),鈥� he said. 鈥淲e are making the buildings more efficient while also improving air quality.鈥�

Security systems in the buildings are being upgraded, Otte said, and kitchens and computer labs are being improved as well. High-efficiency HVAC systems and windows are being installed to replace aging ones, 鈥渆xtending the life of each building by another 50 years,鈥� he said.

Also, pedestrian zones are gaining enhanced entryways, more glazing and revitalized vegetation.

Aaron Elliott, project manager at Walsh Construction, said other improvements to the four properties include new paint and carpeting, community room upgrades and balcony maintenance.

鈥淲e are also upgrading the elevators in all four buildings,鈥� he said.

Kevin Saxton, principal with KASA Architects, said his firm designed seismic improvements for Hollywood East, as well as interior finish updates and new bathrooms for most of the units.

鈥淭his was a great project because there is such a need for affordable housing,鈥� he said. 鈥淚t was great to try and improve a property for Home Forward. They have so many success stories with their residents.鈥�

Construction at all four properties began last year and should wrap up by the end of this year. Low-income tax credit equity, tax-exempt bonds and Home Forward equity investments are covering costs, Andrews said.

鈥淲e were fortunate to strike a great relationship with Wells Fargo Bank for low-income tax credit equity, with Citibank providing construction and permitting,鈥� he said. 鈥淭he equity amount was $40 million from Wells Fargo and a permanent loan from Citibank for $20 million and we invested about $11 million of our own.鈥�