In the heart of Portland’s historically Black north/northeast neighborhoods, the Alberta Alive projects stand as a beacon of hope and resilience, embodying the spirit of the vibrant communities they serve. Named after community leaders, The Ronnie Herndon and The Paul & Geneva Knauls Buildings represent a commitment to celebrate, honor, and fortify the cultural heritage of the area.

The projects offer not only homes, but also tailored support services aimed at empowering residents and fostering a sense of belonging. The Herndon Building offers 21 units of affordable housing for residents earning 30 percent to 50 percent of area’s median income. Featuring a mix of one-, two- and three-bedroom units, the project prioritizes living arrangements suitable for families. The 31-unit Knauls Building provides affordable housing for veterans. It features a combination of studio and one-bedroom layouts.

The design process was marked by collaboration with organizations such as Self Enhancement Inc., Do Good Multnomah and Veterans Affairs, ensuring that the buildings catered to the unique needs of the community they serve.

Each five-story building is wood-framed and Type IIIB construction, which allows alternative construction methods and safety provisions for meeting the building code. This pathway optimizes the use of wood framing, reducing construction costs. Sto Stucco, an integrated cement board system, was used for its durability, textural interest and ease of maintenance. AL 13, a wood-look metal panel system, was selected for its warmth and texture while providing higher durability and fire resistance over natural wood. The projects also prioritize sustainability, boasting Earth Advantage certification and energy-efficient features, including an interactive grid and central heat pump water heater system.

Safety was paramount throughout the construction process, with Colas Construction implementing rigorous protocols to ensure zero injuries. Collaboration between subcontractors was facilitated through clear communication and shared resources, resulting in a safe and efficient build.
The Alberta Alive projects represent a holistic approach to community development, where affordable housing meets social, economic and environmental sustainability. With women leading the project team and nearly 50 percent BIPOC workforce participation, Alberta Alive sets a new standard for inclusive and empowering initiatives.

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The Allen Boulevard/92nd Avenue Shared-Use Path Connection project was not just about paving trails and erecting signs – it was about weaving safety, sustainability and community together into the fabric of the landscape.

Originally, the intersection of 92nd Avenue and Allen Boulevard was a sharp curve where 92nd Avenue split between the main route on Allen Boulevard in the city of Beaverton and a secondary, more rural route on 92nd Avenue in Washington County. The tight horizontal geometry, higher speeds, ambiguous intersection and Fanno Creek Trail crossing resulted in hazardous conditions for users.

The design team proposed a variety of solutions to meet project goals, and the solution of a roundabout and Rapid Rectangular Flashing Beacon (RRFB) at the intersection was selected. While one of the more expensive options, it was ultimately cost effective for the city as it addressed many other issues and provided a safe trail crossing.

The roundabout, a centerpiece of the design, served as more than a traffic management tool. It slowed speeding vehicles, clarified confusing intersections and provided a gateway from the rural expanse of Washington County into the heart of Beaverton. The resulting trail connection has the fewest number of street crossings with signalized or RRFB-enhanced trail crossings of all roadways.

Fanno Creek Trail serves 12,000 people per month for recreation, nature exploration and non-motorized transportation. The Allen Boulevard/92nd Avenue segment was a gap in the 4.5-mile trail network that required users to join the roadway or utilize substandard sidewalk to reconnect with the trail.

Stormwater planters were built as part of the improvements to provide water quality treatment within the project area. The city had previous issues with the deep sections of bioretention soil media and rock adjacent to roadways. HHPR developed details for deep retaining wall style perimeter walls to address the concerns. The project will serve as a case study for the city on the cost effectiveness of installing a robust and costly perimeter wall, and the reduction in long-term maintenance costs.

Cooperation was key for the project. HHPR worked closely with the city of Beaverton, the Tualatin-Hills Parks and Recreation District and Washington County. Despite the pandemic, the team adapted, shifting seamlessly to online meetings and an online open house presentation, ensuring the project stayed on track.

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Nestled along the edge of the Kerns and Laurelhurst neighborhoods in Northeast Portland, the Anna Mann House is heralding a new era of community and affordability.

The 133,984-square-foot project combines adaptive reuse of a building on the National Register of Historic Places with the construction of two new buildings, resulting in 128 family oriented, low-income apartments and one manager’s unit. The apartments are reserved for those earning at or below the 30 percent or 60 percent median income.

The Anna Mann House has roots dating to 1910. The old building, a Tudor Revival, served as inspiration for two new structures on the three-acre site. The existing building, which had served as an assisted living facility, a rehabilitation center and, most recently, a local ashram, now features 39 one-, two- and three-bedroom apartments. It also features the historical dining and community rooms.

The East Building sits on the northern portion of the site between a single-story wing of the historic building and the hedges and trees that define the east property line. The design takes advantage of a steep grade change to create a daylight basement and adds 50 new apartments.

The South Building features a large outdoor community space with a playground and picnic areas, and 40 one- to four-bedroom sun-drenched units. The South Building also uses a tuck-under parking scheme to screen vehicles from the outdoor spaces and incorporates a helical-pile foundation to help preserve a tulip tree that highlights the lawn. Both buildings are targeted to receive Earth Advantage Multifamily Gold certification.

The project is a testament to collaboration, with two general contractors – Todd Construction and Silco Commercial Construction – sharing the site. Weekly joint meetings with the contractors, architect and owner-aided coordination of site logistics, reviews of upcoming schedules and sequencing. Anti-harassment training for contractors fostered a respectful environment.

The pandemic posed an early challenge for the project. In March 2020, the design team had submitted a Design Advice Request (DAR) package to the city for a hearing with the Historic Landmarks Commission. Within days of the submission, the COVID-19 state-of-emergency was declared and the in-person meeting with the commission was canceled. The Anna Mann House was the first to undergo a virtual hearing with the Historic Landmarks Commission.

It also was one of the earliest projects to navigate the city’s new online permitting process.

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The new Art Rutkin Elementary School is the district’s first new school in almost two decades and will serve 650 students.

The 80,000-square-foot school’s design was meticulously planned to weave into the natural landscape and pays homage to longtime educator Art Rutkin, who died in 2010. Two parallel bars/wings, linked by a spacious commons area, step up the hillside. The school is essentially three stories built along an 80-foot grade under a single roof.

The structure was crafted using fully sustainable, structural-grade lumber, graded on-site by P&C to ensure the best outcome. The gymnasium and commons space boast majestic Douglas fir beams, sourced early to avoid pandemic-related cost escalations. Green metal siding and naturally exposed cedar accents merge the building with its environment, while custom millwork and a state-of-the-art theater add layers of functionality and beauty.

The heart of the school beats with green energy, thanks to a 550 kW solar array with video monitors and software to show students and staff how much energy is being collected. Energy-efficient fiberglass windows, HVAC with four-pipe fan coils and heat recovery ventilators, LED lighting and eight electric vehicle charging stations, including stations for the district’s two electric buses, further underscore the commitment to sustainability.

P&C Construction worked closely with Clean Water Services to mitigate the project’s impact on the overall environment and everything downstream from the project site. The school is pursuing a Net Zero rating.

Worker safety was paramount on the project, with programs such as Look & Lead, Electronic Safety Support and a dedicated Safety Advisory Council ensuring a secure work environment. Bilingual training and signage were implemented to accommodate the diverse workforce, ensuring clear communication of safety protocols.

P&C Construction worked with the National Association of Minority Contractors-Oregon to achieve a 31.8 percent participation from COBID-certified contractors on the project.

The contractor also worked closely with the school district, the school’s namesake family and the community to integrate landscaping and plants specifically chosen for the project. This required careful coordination between team members to ensure donated plants were placed in and around other plants throughout the multi-acre site.

Rutkin’s remains are buried underneath a tree onsite.

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The Asante Rogue Regional Medical Center project is a 350,000-square-foot expansion that transforms health care in the region.

The ambitious endeavor included 20 state-of-the-art operating rooms, 30 short-stay rooms for recovery and two critical-care units spanning two floors, each with 32 beds. Additionally, a 78-bed women’s and children’s unit, spread across two floors, promises specialized care for the community. Among the labyrinth of medical spaces are support hubs for supply chain and sterile processing.

The project involved installation of 22 prefabricated ceiling systems, accelerating the construction schedule by as much as two to three months. Temporary electrical gear was used to install finishes and commission the building, overcoming an 80-week delay in the delivery of the primary electrical supply because of COVID-19 impacts on the global supply chain.

The project also faced workforce challenges. Southern Oregon does not see projects of this magnitude often, so not many contractors or subcontractors with local resources were available to tackle a project of this scale.

The project team worked closely with the hospital’s foundation and the Andersen Construction Foundation on several charitable efforts that directly impacted the hospital and surrounding community. The Asante Foundation worked continually to promote the project and build excitement and anticipation in the community that contributed to charitable contributions to the project.

The Andersen team said the city of Medford also was accommodating to the needs of the project.

The project team focused heavily on mental health awareness during construction, leading to many successes and fostering an inclusive job site culture.

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In the heart of Central Oregon’s Cascade mountains, the new Black Butte Ranch Lodge stands as a testament to the region’s timeless beauty and architectural innovation.

Replacing the cherished original structure, the two-story building spans 28,000 square feet and was crafted to harmonize with its natural surroundings. Designed by Hacker Architects, the lodge boasts a wood-framed design and a central fireplace. It features more than 6,000 square feet of exterior deck space offering panoramic views of Phalarope Lake and the Cascade peaks.

Inside the lodge, the interplay of light and dark stained Douglas Fir panels, along with glue laminated beams, creates an ambiance that connects the indoors with the landscape outside. Salvaging materials from the original structure, such as aged wood for custom finishes, and repurposing a 230-year-old pine tree into exquisite tabletops, reflect a dedication to sustainability and reverence for the land.

Throughout construction, Kirby Nagelhout Construction encountered safety challenges inherent to the rugged terrain and unpredictable weather of the Cascade Range. From snow and ice to wildfire smoke, each element posed unique safety concerns for the workers on site. Through meticulous planning and regular adaptation of safety protocols, KNCC and its team of trade partners ensured a secure working environment.

From the start, construction of this new, central hub for the resort relied heavily on adhering to a tight schedule. Weddings were booked for early spring dates, making the final completion date essentially locked in place. The team met the tight deadline, with days to spare.

BBR’s wedding planning occurred simultaneously during construction. Throughout the project, Kirby Nagelhout supervised walkthroughs of the building with future brides and grooms, as well as the Board of Directors and others, resulting in the need for added security measures and heavy supervision by project superintendents.

The project site posed environmental challenges as well: the lodge is situated on the edge of Phalarope Lake, creating the need for intense water mitigation. Five wells were active nonstop while building the foundation to ensure water didn’t flood the site.

Since the lodge is also at the base of Black Butte, melted snow also posed a potential risk. Raised water levels from melted snow made for a constant battle for water mitigation. KNCC eliminated the risk by the constant pumping of dry wells that were ultimately installed permanently on site for future use and protection.

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The city of Brownsville, just north of Eugene in Linn County, is known famously as the backdrop for the classic film “Stand by Me.” At the heart of the community stands a 125-year-old community rec center, a hub for a myriad of local events, from middle school sports to commencement ceremonies.

Despite its age and legacy, the center was in dire need of a facelift to ensure its continued service to the community. The renovation project kicked off with a thorough assessment of the building’s structure. While the bones were solid, seismic upgrades were imperative to meet modern safety standards. Additionally, life safety measures were enhanced with expanded entrances, sprinkler installations and updated restroom facilities.

The renovation extended beyond structural improvements to encompass aesthetic enhancements: siding repairs, fresh coats of paint and new accessible ramps rejuvenated the exterior, while LED lighting and updated HVAC systems improved energy efficiency and user comfort indoors.

As with any renovation, challenges emerged during the demolition phase. Asbestos abatement and logistical hurdles in the attic required innovative solutions, demonstrating the adaptability and resourcefulness of the project team.

One of the most striking transformations occurred in the gymnasium, where a worn wood sports court was replaced with state-of-the-art composite flooring. Exposed wood ceilings were refurbished to reveal their natural beauty, balanced by fabric acoustic panels that enhanced sound quality and aesthetics. The renovation expanded the center’s functionality, transforming a former music room into a versatile community space available for rent to local organizations and families.

Because of the limitations of the existing structure for the gym floor, a standard scissor lift could not be utilized on this project. JE John Construction had to develop a creative solution for a temporary lightweight scaffolding, which served the team during demolition, walnut blasting and refinishing the existing wood ceiling and walls, painting and installing the acoustic panels and ceiling-mounted equipment. The scaffolding also provided temporary bracing during the precarious replacement of one of the heavy timber columns in the gym.

JE John took advantage of the scope to replace all the windows in the building and used one of the large empty window openings after demolition to bring the column in, pull it into place and anchor it onto the concrete pylon in the crawl space, which also minimized demo to the gym subfloor.

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Centennial Place is an affordable housing development informed by community context and intended to be a stabilizing force within the Centennial neighborhood area.

With a vision to provide not just affordable housing, but a nurturing environment tailored to the needs of its residents, the project embodies a holistic approach to community development.

Residents at Centennial Place are supported by a resident services coordinator and have access to Cascadia Health’s mental health, primary care, addiction recovery and wellness services. The building includes 18 apartment homes with a rental preference for people who are participating in the Multnomah County Choice Model program earning 30 percent or less of the Area Median Income. Another 52 apartment homes are affordable to households earning between 30 percent and 60 percent of AMI, with a preference for households referred through the Centennial School District’s McKinney-Vento program, which supports students experiencing homelessness.

Sustainability was a high priority for Cascadia and the development achieved Earth Advantage Multi-Family Platinum. The integration of solar energy was a fundamental aspect of the construction process and ensuring that roofs were equipped to accommodate installed solar panels was vital – buildings are often designated “solar-ready” without commissioning the array.

For Centennial Place, a 75 kW array was installed – a large array compared to many similar project types. But it was critical to supporting another innovative technology, the drain water heat recovery system. This system enabled the building to be entirely electric, a primary project goal.

Two onsite drywells manage 100 percent of the site’s stormwater. Other sustainable measures include Energy Star appliances and lighting, low-flow plumbing fixtures, efficient heating and cooling using mini-splits, an electric heat pump domestic hot water system, natural daylight from code-exceeding performance windows and a high-performing building envelope.

Colas Construction maintained a strong safety program and record with protocols that directly supported the project team and was inclusive of trade partners. Clear signage, communication and consistent heeding of safety guidelines resulted in zero injuries during construction — a significant achievement, especially for a project of its size.

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Central Park Place provides housing and supportive services for veterans and other unhoused Vancouver, Washington, residents who are experiencing both mental health challenges and varying types of addictions.

Originally built in the late 1990s, the existing 40,000-square-foot building – located on the Vancouver Veterans Administration campus – required major improvements to meet the needs of residents and service providers.

The journey to renovate Central Park Place began in 2019, a collaborative effort between the Vancouver Housing Authority, the Veterans Administration, the city of Vancouver and other stakeholders. The initial challenge was daunting: how to renovate an occupied building while ensuring the safety and well-being of its residents. That challenge led to an early engagement with LMC Construction, allowing for meticulous planning to accommodate phased construction and resident relocation.

As the project progressed, it encountered an unexpected twist: the pandemic. The team had to pivot, as it faced material shortages and cost increases, new health protocols and shifting permit processes. Flexibility in design elements, materials and building systems allowed the team to source materials from manufacturers that could meet the construction schedule and budget.

Innovative methods and technologies became the project’s backbone. Trauma-informed design was a guiding principle, ensuring that every aspect of the renovated space – from enhanced safety measures to durable materials – was tailored to create a welcoming and secure environment. The revamped building includes features like improved accessibility, reconfigured common areas and expanded outdoor spaces, all aimed at fostering a sense of community and inclusivity among residents.

The building’s transformation was not limited to its physical structure; it extended to its systems. A Variable Refrigerant Flow (VRF) HVAC system was chosen for its efficiency and zoning capabilities, ensuring both comfort and sustainability. The commitment to sustainability continued with drought-resistant landscaping, on-site stormwater treatment and energy-efficient building envelopes. The project was designed to meet ESDS 3.0 criteria.

The safety of residents was also paramount throughout the renovation. LMC’s safety programs, such as real-time reporting through the Procore mobile app and software, ensured that every step of the project was executed with care. The diligence was particularly crucial during the pandemic, where customized health protocols were put in place to protect the vulnerable population.

LMC’s in-house drone program provided aerial surveillance and quality assurance/quality control site inspections, providing real-time monitoring of the site, enhancing situational awareness and allowing for proactive safety measures.

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The Salem Public Works Operations Headquarters emerged not just as a building, but as a symbol of unity and progress for the city. As the newest hub for multiple city departments, it was more than just a structure; it was a testament to collaboration, innovation and sustainability.

Breaking down the barriers that often separate fieldworkers from office staff, the headquarters was designed to foster communication and connection. The new building enhances the city’s capacity to coordinate and respond to a variety of incidents, including wildfires, flooding, ice storms and other emergencies.

Key to the success of the project was its emphasis on local collaboration. More than 65 percent of the construction work was awarded to local contractors from Marion, Polk, Linn and Benton counties. Of that, 12 percent was completed by certified minority- or women-owned businesses. Not only did this support the local economy, but it also ensured that the building was deeply rooted in the community.

Innovative materials were at the heart of the project. Mass plywood panels from Freres Engineered Wood in Lyons and reclaimed and sustainable juniper siding from eastern Oregon were used for structural and exterior materials. The design itself celebrated the functionality of the Public Works and Community Services Department, with thoughtful artwork and design choices throughout.

One of the most impressive aspects of the building project is its commitment to sustainability. An all-electric, Net-Zero-ready mechanical system ensured energy efficiency. The roof was designed to optimize daylight, reducing the need for artificial lighting. Solar power generation contributes to the neighborhood with interconnection to the state’s first-of-its-kind local microgrid.

Safety was paramount throughout the project. The mass timber structure was built to withstand the worst – a risk category 4 structure meant to serve as an essential facility in times of disaster. Every detail, from acoustic materials to roof-mounted mechanical equipment, was carefully planned to create a safe and efficient workspace.

Utilizing wood as the primary structural material resulted in a shorter project timeline. At the time of design and procurement in 2021, fabrication of steel columns and beams was quoted as an 11-month lead time. Since natural wood is multi-faceted, the team eliminated all ceilings and column wraps, resulting in cost savings. Wood was sized to provide a natural char layer, so there was no need for applied fireproofing.

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