Project name: Emler Swim School

Location: 9140 S.W. Hall Blvd., Beaverton

Start date: August 2021

Completion date: May 2022

Cost: not disclosed

Owner: Emler Swim School

General Contractor: Joseph Hughes Construction

Architect: Polkinghorn Group Architects, Austin, Texas

Engineer: DCI Engineers

Significance of Project and Project Description: This project was originally started in February 2020 but was abruptly shut down after demolition of the prior tenant because of COVID-19 mandates. The project was shuttered for more than 30 months while the team got back both physiologically and economically.

When the project restarted, DCI Engineers solved a strategic and potentially costly issue with supporting the 7,000-pound dehumidifier on the roof by providing a solution of amending the structure in place in lieu of tearing open half the roof.

Once work was fully under way, the project was plagued by many issues, including supply chain challenges, increased building costs and increased power needs. With combined efforts and help from PGE and Janz Construction, a project subcontractor, Joseph Hughes Construction was able to get the power supply crossings in quickly without impacting the active restaurants in the existing commercial center.

Based on demographic data, Emler Swim School felt there were not enough schools in the Portland area to serve the need for water safety and swim lessons for young children.��They also cited Portland’s active outdoor community as another reason for their expansion in Oregon. This is their first of two swim schools in Oregon with 29 total centers operating in Kansas, Texas and Nevada. Joseph Hughes Construction has also started construction on the Tualatin swim school, with estimated completion in fall/winter 2023.

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PROJECT: BB Camp Field House

LOCATION: Northeast East Devils Lake Road, Otis (Lincoln County)

START DATE: December 2021

ANTICIPATED END DATE: June 2022

OWNER: B’nai B’rith Camp

ARCHITECT: Stewart Gordon Straus Architect PC

ENGINEER: Massaad Engineering Group

GENERAL CONTRACTOR: Joseph Hughes Construction

PROJECT SIGNIFICANCE: B’nai B’rith Camp, established in 1921 at the Oregon coast, is a community organization that serves children and adults. Based in Jewish values and open to everyone, BB Camp offers youth-centered summer camps and year-round programs for all ages.

The new B’nai B’rith Camp Field House is an 8,000-square-foot, multipurpose building being constructed next to an existing pool and associated building. Upon completion, the field house will hold a court striped to accommodate indoor activities including full-court basketball, half-court basketball, volleyball and badminton.��The flexible space also will have audio-visual features to suit speaking events, movie nights and other indoor gatherings.

The project featured many challenges. The building is being constructed on the side of a 25-foot hill, with 11-foot-tall retaining walls. The geotechnical engineers had to visit the site weekly to monitor conditions because of the hill’s shale composition.

With the camp operating during construction, coordination with management regarding group activities and project-related traffic was a logistical challenge.

Roof trusses spanned 73 feet. Moving them into place by crane on the compact site, with the hill nearby, and the camp active, was difficult.

Also, protection of nearby Devils Lake and the surrounding ecosystem was prioritized highly.

“Building Blocks” spotlights noteworthy projects either under construction or approaching the start of construction. To submit a project for consideration, please visit: djcoregon.com/building-blocks.

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PROJECT: NW Line JATC

LOCATION: Battle Ground, Washington

SIZE:��An 18,164-square-foot classroom and administration building, and a 21,643-square-foot training and classroom facility

COST:��$11.3 million

START DATE: December 2021

ANTICIPATED END DATE: December 2022

OWNER: NW Line JATC

ARCHITECT: CIDA Inc.

ENGINEERS: AKS Engineering & Forestry (civil), CIDA Inc. (structural)

CONTRACTOR:��Joseph Hughes Construction

SIGNIFICANCE OF PROJECT: These two new buildings for NW Line JATC will allow collaboration between International Brotherhood of Electrical Workers (IBEW) and National Electrical Contractors Association (NECA) contractors. They will be able to offer their members training in outside line construction and power-line clearance tree trimming.

The men and women of IBEW and NECA build and maintain electrical systems around the clock. These individuals often take on high-risk situations throughout all types of environmental conditions. NW Line JATC provides the necessary training required for people to become professional journeymen.

Both buildings will feature pre-engineered steel. The commercial building will have space for 12 offices, a boardroom, and three classrooms – two of which will be able to become one multipurpose room able to accommodate 330 people. The training center will have three classrooms, on-site tool storage, locker rooms, a mezzanine with four offices, and a large training room with asphalt flooring and 48-foot-high ceilings to accommodate training poles.

The COVID-19 pandemic continues to be an ongoing challenge for the construction team. It’s working to acquire materials via disrupted supply chains, keep on-site personnel safe and healthy, and maintain project schedules.

“Building Blocks” spotlights noteworthy projects either under construction or approaching the start of construction. To submit a project for consideration, please visit: djcoregon.com/building-blocks.

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When Scott | Edwards Architecture needed more space for its growing practice, the firm’s principals and partners doubled down in East Portland.

The firm decided to expand in place at 2525 E. Burnside St. After a renovation and expansion project, Scott | Edwards has more than doubled its space, from 8,000 square feet to 17,000 square feet.

The $4.5 million project involved adding two floors to an original single-story building with a basement. The existing structure was thoroughly renovated. Much of the new structure was built with cross-laminated timber from Oregon supplier D.R. Johnson. Board-formed concrete was used for the lateral system.

The interior centers on a staircase that showcases the lumber as users move from floor to floor. The new CLT picks up on the historic bow-truss system that supports the original structure’s roof.

Constructed in 1947, the building was originally a post office. Scott | Edwards purchased the property in 2007 after previously occupying offices in the Pearl District and in Goose Hollow.

“I wanted to be around downtown but not downtown,” said Sid Scott, principal of the firm.

The Burnside location still allows easy access to downtown, but is also convenient for employees who live on the eastside, he said.

Scott charged Eric Wenzel, an associate architect, with taking the lead in designing the project. Joseph Hughes Construction was brought in as general contractor.

One of the goals of the project was to increase space for collaboration, Scott said. The new office has indoor and outdoor meeting spaces. A basement was remade with bike parking, a bar and a social area. The rooftop has outdoor seating and an eco-roof designed by Harper Houf Peterson Righellis.

Architects were also able to incorporate evolving lessons learned during the pandemic. Measures such as bipolar ionization to purify the air were installed.

The project was completed this past summer, and the office reopened to employees on Aug. 16. (During construction, Scott | Edwards leased 7,000 square feet on Southeast Ankeny Street).

The office expansion comes as a new chapter unfolds for Scott | Edwards Architecture. Scott is inching toward retirement age, and Kelly Edwards, formerly the firm’s co-principal, retired in 2013. At that time, six staffers were promoted to partners. The firm now has 92 total employees.

Scott | Edwards works to keep an even balance of public, private and nonprofit sector work to protect against economic downturns, Scott said. Clients include Bandon Dunes Golf Resort – for which the firm is creating a master plan for future facilities at the Old Macdonald course – and Salem Health. The firm also sets a goal of doing a new project type each year; recent choices have included water management and a winery tasting room.

“I want this firm to go on forever,” Scott said.

The post Portland architecture firm grows in place appeared first on Daily Journal of Commerce.

PROJECT: Hinkley Building

LOCATION: 8541 S.E. Hinkley Ave., Clackamas

SIZE:��7,266 square feet

COST:��$1.6 million

START DATE: June 15, 2021

ANTICIPATED END DATE: February 15, 2022

OWNER/DEVELOPER: 2486 S.E. 1st Ave LLC (based in Park City, Utah)

PRIMARY TENANT: A.H. Northwest Inc.

ARCHITECT: Hill Architects

ENGINEER: Lyver Engineering and Design, Sisul Engineering

CONTRACTOR:��Joseph Hughes Construction

NUMBER OF WORKERS EMPLOYED: 70

SIGNIFICANCE OF PROJECT: The Hinkley Building is expected to contribute to revitalization of the Southgate neighborhood. In this section of the 82nd Avenue corridor in North Clackamas, crews have completed or broken ground on hundreds of new apartments. Along with the multistory building, this project includes new site utilities, and public street and sidewalk improvements.

A Pre-Engineered Metal Building (PEMB) is being used. Typical PEMBs are simple structures with only minor tweaks for the specific owner’s needs. However, this PEMB is fully customized to address county design standard issues and owner needs, pushing the limits of the building manufacturer’s engineering team. The building will feature clerestory windows able to flood the interior with natural light, and also a second-floor mezzanine overlooking the main level. The executive office area will include bathrooms, a conference area, a custom curved bar, and expansive glass pocket doors providing visual connection to the main level. Accommodations had to be made for the large, glazed, overhead garage doors. Also, roof-to-wall intersections were modified to coordinate the lateral bracing and support columns, requiring the PEMB engineering team to create a customized pre-fab building to suit the intended use.

“Building Blocks” spotlights noteworthy projects either under construction or approaching the start of construction. To submit a project for consideration, please visit: djcoregon.com/building-blocks.

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The Center for Equity and Inclusion, a Portland consulting group, is planning to move into a new office in a 107-year-old building now being renovated.

The $1.5 million remodel, designed by CIDA, is being led by general contractor Joseph Hughes Construction. Work is under way at 1801 N.E. Alberta St.

The move is a big step for CEI, and a homecoming for one of its two co-founders. Frewine Kiros, who is Black, grew up nearby on Skidmore Street and watched the Alberta Arts District transform into a trendy and increasingly expensive neighborhood.

“I remember growing up in Alberta, where it was both a place where Black businesses and residents thrived, but also a neighborhood that was overlooked by the city,” she said. “The issues that were happening in that neighborhood were often ignored.”

As signs of gentrification appeared, the historically Black neighborhood became whiter and less welcoming, Kiros said.

“It took many years,” she said. “As the city began to invest in it, as the city began to serve that community, as that street became a priority – it seemed as though at the same time, Black families and people were being pushed out and were replaced by white families and businesses. All of the sudden, you walked down Alberta as a Black person and you felt uncomfortable.”

CEI started in Kiros’ basement before moving to an office on South Macadam Avenue. However, it closed as employees began working from home during the coronavirus pandemic.

Kiros and CEI co-founder Hanif Fazal jumped at the chance to buy a building on Alberta Street.

“When the building on Alberta came up for sale, for us it felt like one of those things that was just really meant to be,” Kiros said.

Kiros and Fazal, via a limited liability company, purchased the Alberta Street property from Joseph A. Benjamin, for $1 million in December 2019, Multnomah County records show.

“This was an opportunity to ensure that the building stays in people of color’s hands,” Fazal said.

CEI uses a long-term training model to help organizations such as Cambia Health Solutions, Meyer Memorial Trust and the Portland Trail Blazers boost diversity in their organizations. That’s somewhat unusual – many diversity workshops are structured as a few days or a week at most.

“Our process is a year long, and sometimes multiple years,” Kiros said. “For us, we believed that true transformation couldn’t happen in three days or a month.”

CEI seeks to embed equity processes in a client organization, so it’s not merely one person’s job.

Kiros and Fazal started the consulting company after working with youth in Portland Public Schools. Kiros said she began to question whether it was her goal to help academically struggling youths – often people of color – navigate ninth grade, or to change the institutions to eliminate barriers to success.

Kiros herself is a product of Portland Public Schools. She attended Lincoln and Grant high schools, and then Portland State University.

CEI hopes to move into the newly refurbished building in May or shortly thereafter, Kiros said. The organization has about 15 employees.

The building, constructed in 1914, previously held Solae’s Lounge, along with three residential apartments on the second floor. CIDA’s design will transform most of the ground floor into a large, flexible space for trainings, and the second floor into offices. An elevator is being added on the east elevation.

Joseph Hughes Construction is also conducting a seismic upgrade, with steel now bracing the more-than-century-old brick.

Later on, Fazal said, another building of three to four stories could be constructed on the side lot.

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PROJECT: Professional Auto Transport facility

LOCATION: Portland

SIZE:��10,000 square feet

COST:��$3 million

CONSTRUCTION START: November 2020

ANTICIPATED CONSTRUCTION END: May 2021

OWNER: Professional Auto Transport

CONTRACTOR:��Joseph Hughes Construction

ARCHITECT: Livermore Architecture & Engineering

ENGINEERS: Livermore Architecture & Engineering (structural), Janet Turner Engineering (civil), MEP Consulting (mechanical); HK Electrical Engineers (electrical)

OTHER TEAM MEMBERS: Joyce Jackson, Landscape Architect (landscape architecture); Commercial Plumbing Consulting & Design (plumbing)

SIGNIFICANCE OF PROJECT: Approximately two-thirds of the four-acre site is being developed into a truck maintenance and storage facility for an automobile hauling company. The site/civil design calls for regrading and paving, stormwater improvements (including bioswales), parking, landscaping and utilities. The building shell will consist of a pre-engineered metal building frame clad in deep-profile insulated metal panels, aluminum storefront windows, and concrete block. A wood-framed mezzanine will provide additional floor area for parts storage and offices. The building is designed with a single shed roof with large eaves, which will allow high windows on the building’s west side; they will provide daylight for the maintenance shop and mezzanine. At the front entry and office area, 12-inch-thick concrete block in a four-color pattern will provide visual interest. The 8-foot-high concrete block wainscot in other areas will integrate with the site wall for a unified composition. The project will provide Professional Auto Transport a more visible presence in the Portland area and a location close to Port of Portland terminals.

“Building Blocks” is a new 91��Ƶ feature that spotlights noteworthy projects either under construction or approaching the start of construction. To submit a project for consideration, please visit: djcoregon.com/building-blocks.

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For Scott | Edwards Architecture, designing its new headquarters was unlike any project the firm had carried out before.

“It was a group effort, and it was a great experience too,” project architect Eric Wenzel said. “It’s kind of experimental and we’re trying out some new things with (cross-laminated timber). We were just trying to really dial in the experience of what we want to have going forward.”

Much of the firm’s existing building at 2525 E. Burnside St. was demolished in January; only vintage wooden bowstring trusses were delicately shotblasted and given new life. Now a three-story addition is being constructed.

The general contractor, Joseph Hughes Construction, is keenly aware of the importance the project holds for its longtime client.

“When you’re building their new headquarters it’s a little bit different,” senior project manager George Quillen said “It’s an opportunity to really strengthen our relationship. We’ve gotten to know them much, much better as people. The teamwork we’ve had and the details of this building working for an architect – we had to be so tight as a team. So it’s been awesome.”

Much of the 16,800-square-foot space will include mass-timber elements manufactured by DR Johnson Wood Innovations of Riddle.

“There’s lots of exposed wood,” Quillen said. “One of the things that we did in here was bring back the glory of the old bow truss ceiling, and we media-blasted it, and it came out looking really good.”

Notable features will include: a large, vertical wood screen fabricated from white oak, a three-story staircase, bleacher seating for team meetings, and a roof deck with large, sliding glass doors. Sustainability is being incorporated via energy efficient windows, skylights for improved daylighting, a green roof, auto-dimming LED lighting, and abundant bike parking in the existing basement.

Earlier this month, crews wrapped up interior framing as well as mechanical, electrical and plumbing work, and installation of the exterior membrane. They were then set to finish roofing and siding the three-story addition.

“We’re ready to button it up,” Quillen said Dec. 1. “We’re ready for storefronts. We’re ready for waterproofing.”

The existing single-story structure will host the building entrance and workspaces, along with a massive, elevated CLT “spine.” A moving, glass nano-wall will open up to an exterior patio as part of an employee break room and kitchen.

The three-story addition will feature more work space, along with offices and conferences rooms. A rooftop patio will be available for staff.

Perhaps the most visually striking aspect of the addition will be the skylight-topped stairwell. It is designed to draw in visitors, as well as provide employees with a greater sense of space as they work.

“Taking the existing building and adding on the addition, and doing our 25-foot opening, that was the most challenging,” Wenzel said. “Then taking the history of the old building, including the old bowstring trusses, and kind of tying them all together. We took the CLT, which is a new technology, and we kind of wanted to show the juxtaposition of the two – the beautiful mass-timber structures.”

Then it was up to the builders to transform the vision into reality. Major subcontractors include: Timberland Inc. (interior wood framing and CLT installation), Frahler Electric, Harlen’s Drywall Co., Snyder Roofing, D&F Plumbing, Latimer HVAC and Browns Architectural Sheetmetal.

“There were a few challenges,” Quillen said. “We have (had to) be dead on with the steel package and correlate with (the) beam and CLT package,” he said. “We’ve done a couple of field modifications, and they’ve worked really good – beam lengths, knife plates, those kinds of details. It’s either absolutely right or it’s absolutely wrong. But this is going to be a magnificent deal up these stairs.”

Substantial completion is expected by the end of February.

“It’s something you always dream about,” Wenzel said. “You’re always working on all these other buildings, and you finally get to work on your own.”

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[portfolio_slideshow id=250798]

By Josh Kulla
For the 91��Ƶ

Despite the ongoing pandemic, Oregon’s commercial construction industry remains busy. Nowhere is that more evident than at Portland’s steadily evolving SE 82^nd Avenue, where general contractor Joseph Hughes Construction recently completed an eye-catching 16,000-square-foot, single-story commercial building at the intersection with SE Division Street.

Built for CSS Properties, which purchased the property in 2015, the new building replaces the Hung Far Low Chinese restaurant, long an East Portland staple.

“It’s speculative,” said Jef Krohn, project manager for Joseph Hughes Construction. “It could be divided into many different configurations. We have storefront access off the street, we’ve got corridor access off the center of the property; it’s got all the pre-plumbing and stub-outs to each potential space already set.”

Designed by Scott Edwards Architecture, Pacific Plaza features generous use of dark brick masonry and architectural metal panel on the exterior, which is distinguished by a host of different roof parapet elevations, steel canopies and other small details that set it apart from both its predecessor and the surrounding neighborhood.

Inside, the building is split into two separate commercial spaces that can be subdivided into multiple tenant spaces or left as-is for a single tenant. Between the two, a tall corridor festooned with skylights separates the building and provides entrances on both the east and west sides of the building.

“(CSS Properties) had a really clear vision about the dark brick and the metal panel, and the kind of chunky steel detailing around all of our openings and the steel canopies,” said Nathan Junkert, project architect for Scott Edwards Architecture. “This interior street concept was something they were wanting to do. Early on in the design they were talking about having foot traffic access to both sides of the building. This interior hallway was always a part of it, and I hope that they can get the tenant mix that will support this being an active walkway.”

The most interesting feature of the building, however, is not likely to be visible to passers-by, and is the result of the permitting process involving SE 82^nd Avenue and the Oregon Department of Transportation, which has jurisdiction over that road.

“We had a couple challenges with this building just because of the close proximity to the neighboring building,” Krohn said. “We’re 14 inches off of that building, so 8 inches off the property line. With the exterior brick veneer we couldn’t build the brick from the outside, so we had to build that wall as a structural brick wall and build it from the inside.”

It took a bit of engineering, he added, but designers seamlessly incorporated the easternmost section of wall next to a small commercial building fronting SE Division Street and blended it with the south face of the building, which features steel stud construction and exterior brick veneer.

“We were just kind of responding to the project conditions, really, with that neighboring building,” Junkert said. “To me, it was about us thinking through the constructability. These guys pointed out that, obviously, you can’t get a lift between this wall and the neighboring building, so we just had to go back to the drawing board on that part of the exterior wall assembly.”

As is commonplace these days in Portland and elsewhere, the pandemic did its part in tinkering with the project schedule. Fortunately, Krohn said, the project team was able to complete the project on time and on budget at the end of September. Steel and glazing supplies were both impacted by manufacturing shutdowns earlier this year, he added, which forced on-the-fly changes in phasing and sub-contractor schedules.

“We ended up having to jump around the building, which cost us a little bit of time,” Krohn said. “The labor force was definitely an issue. We would have been done with this building probably a month sooner if we hadn’t had that to deal with.”

The subcontractor team included Kraft Masonry, of Salem; Browns Architectural Sheetmetal, of North Plains; Al’s Excavation and Paving; Imperial Steel Craft; Vanco Contracting, for steel stud framing; Blackstone Fire Protection; Parker Electric; and Caliber Plumbing and Mechanical.

“We just had a great pool of subs and they all worked around each other,” Krohn said. “They were all flexible with their schedules and they were all very accommodating. We didn’t have any change orders because of COVID. We just got it done.”

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Surely Mary Noble would be proud.

Nearly a century after the late Portland businesswoman commissioned construction of a two-story commercial building at Southeast 63rd Avenue and Foster Road, an effort is under way to gut and refresh the structure.

An investment group is hoping the building, called “For Mrs. Noble,” will serve as a gateway to the Foster-Powell area and a retail anchor for an overlooked but heavily trafficked intersection slightly south of Holgate Boulevard.

“We saw an opportunity to revitalize a corner that’s been quiet for 30 years,” said Shawn Morgan, a local attorney who is one of the owners.

The ownership group includes nine people, and all of them have ties to the neighborhood. The investors purchased the 6,160-square-foot building at 6256-6258 S.E. Foster Road for $1.1 million from Berg Christian Enterprises in December.

East Fork Cultivars, led by CEO Mason Walker, is an investor. The Southern Oregon cannabis farm and CBD business will open a retail outlet on the ground floor in the For Mrs. Noble building. A planned bar will offer CBD “mocktails.”

Morgan and three other attorneys who live and work in the neighborhood will occupy office space on the second floor. In total, the building will be about 80 percent owner-occupied, Morgan said. The remaining second-floor office space will be available for lease. The owner-occupants hope to move in this November.

Joseph Hughes Construction is handling the renovation of the 92-year-old building. A large crack found on a wall at roof level will require crews to grind it out, seal it, brace it and tie it into the main structure. The project also involves installation of new mechanical, electrical and plumbing systems as well as the addition of insulation in the attic and other improvements.

“Nothing significant had been upgraded,” said Dan Bramske, an EMA Architecture architect who is working on the project. “It’s really just bringing this building up so it can be open for another hundred years.”

The project team is keeping many of the building’s original elements, including the existing sill-and-apron windows, wainscoting and wooden casework. Light fixtures from O’Malley’s Saloon & Grill, a former hangout in the neighborhood, will be installed.

“We’re kind of trying to modernize the old details,” said John Fifield, a Joseph Hughes Construction project manager. The exterior concrete walls will be repaired and upgraded, he said.

Neighborhood artists have decorated the façade with murals and portraits.

In the 1920s, Mary Noble was a young businesswoman. Originally, the building held her family’s meat market. Later, it held a tailor’s business and then a café. The investors chose the name For Mrs. Noble to honor the early Portland developer.

Some signs of investment have cropped up in Foster-Powell, although the corridor hasn’t been transformed by many of Portland’s hip brands. Instead, small businesses have arisen.

Portland Mercado, a collection of Latino food carts and related businesses, opened at Southeast 72nd Avenue and Foster Road in 2015. Assembly Brewing, a large pizzeria and brewery, opened at Southeast 61st Avenue and Foster Road last year. Other small businesses that have opened in the area include Favela Brazilian Café at 5300 S.E. Foster Road and Bar Maven at 6219 S.E. Foster Road.

For Mrs. Noble received a $50,000 matching grant from Prosper Portland‘s Prosperity Investment Program.

“It’s really designed to just invest in the businesses that are here, that are choosing to call the Foster business district their home, and providing a tool to help them be successful,” said Thea Munchel, Prosper Portland’s project manager for Lents.

“This project is really just another addition to so much work that’s already occurring in the neighborhood,” Munchel said.

The For Mrs. Noble project is an example of “neighbors investing in the neighborhood,” Morgan said. He has been active in the Foster-Powell Business Association and the Mt. Scott-Arleta Neighborhood Association. He’s also a board member of Restore Oregon, a historic preservation nonprofit.

“I believe in my community,” said Morgan, who moved to the area in 2012. “I’m surrounded by people who work hard and care.”

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