A $211 million senior housing development is coming to Issaquah, Washington — about 17 miles southeast of Seattle.

Senior housing developer The Springs Living of Beaverton broke ground June 3 on a five-story, 329,250-square-foot building at 850 Eighth Ave. N.E. in the suburb. The Springs at Issaquah Highlands will hold 225 apartments — 114 for independent living, 84 for assisted living and 27 for memory care. There will be one story of parking partially below grade.

The project is a joint venture of The Springs Living, co-developer PMB of Solana Beach, California, and alternative investment firm Harrison Street Asset Management.

Mackenzie and GBD Architects partnered to design the project; Mackenzie is also the civil engineer. Exxel Pacific of Bellingham, Washington is the general contractor. Other contributions include structural engineering by KPFF, landscape architecture by Lango Hansen, MEP Basis of Design by Interface Engineering, mechanical and plumbing design/build by Ocean Park Mechanical of Tukwila, Washington, lighting design by Biella Lighting Design, and electrical design/build by Bergelectric, which is based in Carlsbad, California.

“With shared values, a strong focus on client needs, and a commitment to the communities our designs serve, Mackenzie and GBD view this partnership as a strategic union of our expertise and local knowledge, designed to meet the project’s specific needs,” Mackenzie architect and principal Steve Rupert stated in an email. “Together, we have intentionally identified key personnel with the correct skill sets to deliver our promise: a fun, engaging design process, clear documentation, and a team that will stay by the client’s side through project completion.”

This is the first collaboration between the two firms, but with hope there will be more, Rupert stated.

Both firms have a commitment to thoughtful design, strong client relationships, and creating places that matter, GBD Architects principal Craig Mendenhall stated in an email.

“By bringing together the strengths of both firms, we’re able to approach the project from multiple perspectives while staying focused on a common goal: delivering a solution that reflects the client’s vision and serves the community well,” he stated.

The development is designed to reflect the character of the Issaquah Highlands neighborhood and its walkable access to parks and trails. The community’s location adjacent to the Swedish Issaquah medical campus reflects The Springs Living’s long-term vision for deeper integration with healthcare systems, creating greater alignment between housing, care, and access to services over time, Rupert stated.

Warm, natural materials will be paired with refined urban elements to create a welcoming residential environment. Building materials will include artisan brick, while natural wood accents introduce warmth and human scale. Board-formed concrete, black metal detailing, and a balanced composition of light and dark fiber-cement panels will add depth, texture and durability, ensuring the building will age gracefully over time, according to GBD Architects. Perforated metal screening will be integrated into the structured parking areas, incorporating artistic expression that reflects the character of the community.

The interior design will capture the feel of a modern rustic lodge and include stone and solid materials to anchor spaces. Light, airy spaces will be balanced by rich, warm wood elements. Communal hearth space will include big, comfy chairs where residents can relax, GBD Architects shared. There will also be outdoor-inspired elements like continuous flooring and overhead planes.

The building will be anchored by a signature water feature, a refined porte cochere, and a bright, lodge-style lobby. Neighborhood-inspired layouts were chosen for upper floors. A secure memory care wing will have outdoor areas, including a garden.

Other outdoor areas will include an assisted living courtyard, an independent living courtyard, a rooftop deck offering outdoor activities, and a wine lounge.

Indoor amenities will include an art room, a theater, dining venues, a pool, and a fitness center.

Staff spaces, including break rooms and kitchens, will be located along the building’s perimeter, with access to natural light.

The project team plans to pursue Leadership in Energy and Environmental Design gold and Fitwel certifications.

The new community is expected to open in late 2028.

Design Beyond Borders is a 91��Ƶ feature offering a look at the projects outside of Oregon and Southwest Washington being tackled by local architecture firms. To have your firm’s projects considered, email the 91��Ƶ news staff at newsroom@djcOregon.com.

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Project name: The Springs at The WaterfrontLocation: Vancouver, Washington

Completion: July 2024

Size: 465,000 square feet

Owner/Developer: The Springs Living

Architect: GBD Architects

Interior Designer: GBD Architects

Engineers: KPFF, Ocean Park Mechanical, Prairie Electric

General Contractor: Howard S. Wright, a Balfour Beatty company

Submitting Company: Howard S. Wright, a Balfour Beatty company

Other Key Participants: Pacific Medical Buildings (development partner), Harrison Street Real Estate Capital (equity partner), City of Vancouver, Interface Engineering, Lango Hansen

Subcontractors: Alliance Laundry Systems, Anderson Poolworks, Bargreen Ellingson of Oregon, Building Material Specialties, Building Specialties Northwest, Cash’s Drapery, Center Pointe Signs, Chown Portland, Dallas Glass, DeaMor Associates, DE-EL Enterprises, Dero, Don Frank Floors, Eagle Striping Services, ES&A Sign & Awning, F.D. Thomas, Fireside Contracting Services, Floor Solutions, Flynn BEC, Foster Bray, Fought & Co., Conco Concrete, Greenhaven Landscapes, Hospitality Services, Infinity Images, Interior Technology, J&S Masonry, J.S. Perrott & Co., Knife River Corp.-Northwest, Kraft Screens & Window Washington, Lanz Cabinet Shop, Legend Custom Woodworking, Mincey Marble Manufacturing, Ocean Park Mechanical, Otis Elevator, Overhead Door Co. of Portland, Pacific Stair, Performance Contracting, Prairie Electric, Precision Rail of Oregon, Pro-Bel Enterprises, Proclean, Safemark Systems, Schonert & Associates, Sign Wizards, Standard TV & Appliance, Starline Windows USA, Superior Fence, Tapani, Teufel Nursery, Viking Automatic Sprinkler, Washington Commercial Painters, Wessco Equipment, Williamsen & Bleid

The Springs at The Waterfront rises 12 stories along the Columbia River, representing a bold reimagining of senior living in an urban setting.

The 250-residence community seamlessly integrates Independent Living, Assisted Living and Memory Care across approximately 465,000 square feet, with two levels of underground parking. The project achieved LEED Gold and Fitwel 3-star certifications.

The project has attracted the youngest demographic The Springs Living has seen.

The community faced unique challenges during development. Located less than a mile from Pearson Field airport, builders encountered strict FAA height limitations, ultimately setting the building just 6 inches below regulatory restrictions. During excavation, crews uncovered contaminated soils and unexpected buried structures from the site’s industrial past. Workers removed 2,029 tons of concrete foundations, 187 wooden piles and 267 tons of steel. An 1889 brick foundation from the DuBois Brothers Sawmill was cataloged by the State Department of Archaeology before removal.

The building’s innovative design places Memory Care residents on upper floors, providing equitable access to Columbia River views. A dedicated wellness suite on the second floor houses fitness classes, physical therapy services and an elevated pool with distinctive privacy screens that maintain river views while blocking visibility from neighboring buildings.

Departing from traditional senior dining models, The Springs features “Fancho’s Public House,” a bistro-heavy concept creating a casual atmosphere where residents can “come as they are.”

The exterior facade combines masonry, dark bronze, and wood tones in patterns inspired by sunset reflections on the Columbia River. Interior spaces feature subtle whites, grays and beiges complemented by natural Oregon oak and stone textures.

Thoughtfully selected materials like Knotwood, an aluminum cladding system that replicates wood while offering superior durability, allow the building to withstand challenging waterfront conditions.

Residents enjoy a ninth-floor wine bar, outdoor roof deck with garden plots, putting green and dog run. Ground-floor spaces connect to waterfront paths, playgrounds and outdoor dining areas.

Two natural gas-fueled rooftop generators augment emergency power systems, allowing residents to shelter in place during emergencies while maintaining essential services.

While the project did not include specific MWESB participation requirements, Howard S. Wright and the project team remained committed to providing opportunities for diverse firms. Team members participated in various outreach efforts at local tradeshows and association events including PBDG, OAME and MCIP. As a result of these efforts, more than $5.4 million in work was awarded to 18 MWESB subcontractors and vendors.

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