PROJECT: Kirkland Place

LOCATION: Beaverton

SIZE:��three buildings on 2.89 acres

START DATE: August 2017

ANTICIPATED END DATE: September 2022

COST: undisclosed

OWNER/DEVELOPER: Kirkland Development

ARCHITECT: Otak

ENGINEERS: Otak (civil), KGA (structural), Ayres (MEP)

CONTRACTOR:��Kirkland Construction

OTHER ASSOCIATES/CONSULTANTS: Gausman & Moore, Kramer Gehlen & Associates

PROJECT SIGNIFICANCE: Kirkland Place will consist of three buildings on approximately 2.89 acres in Beaverton, at the northeast corner of Northwest 118th Avenue and Barnes Road.

Two of the buildings are being developed as commercial pads of approximately 6,300 square feet in a one-story structure and 16,400 square feet in a two-story structure; both will be served by on-site parking at grade. The third structure will be a four-story, 89-room EVEN brand hotel with below-grade parking, a fitness studio, a boardroom, an indoor dining room, and an outdoor dining area with a fire pit served by the signature EVEN bar and kitchen.

Exterior materials will include composite siding, metal panels, stone veneer and Exterior Insulation and Finish Systems (EIFS).

“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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Fewer developable properties remain in Portland’s Pearl District than can be counted on the fingers of one hand.

One of the last sizable projects under way there is at the corner of Northwest 13th Avenue and Quimby Street. Crews are making rapid vertical progression on the 16-story Holden of Pearl, a 237-unit senior living facility designed by Ankrom Moisan Architects for Alliance Residential. Ground was broken in March, and general contractor Walsh Construction is expected to finish in August 2023.

Holden of Pearl tenants will have access to a huge range of amenities as they age in place.

“There’s going to be a lot of green space and courtyard space so that residents can play at chess tables; there’s even going to be a giant chessboard,” said Laura Waddick, a Walsh Construction project engineer. “There are barbecues, water features. There’s a double-sided fireplace on the first floor. It’s going to be a good spot for people to come and visit their grandparents.”

The building will have 16 stories of post-tensioned concrete and a single level of below-grade, tandem parking. A three-story podium will support a narrower tower with the bulk of the residential units – including luxury penthouse units at the top.

The building’s ground floor will have a double-height, arched entryway off of 13th Avenue. Memory care units on that level will serve residents with dementia or Alzheimer’s disease. A porte cochere (essentially a circular driveway) off of Quimby Street will be used for valet parking and access to the parking garage.

The second and third levels will feature assisted living units, while the fourth floor will host shared facilities such as a dining area, a yoga studio, a bistro, a nail salon and more. A massive rooftop patio on the fourth level will hold a barbecue area, a dog run and the aforementioned giant chess set. The remainder of the brick-clad building will host studios and one- or two-bedroom apartments.

Because of low soil quality at the site, the engineering team of Kramer Gehlen & Associates and Harper Houf Peterson Righellis chose to employ auger cast piles to shore up the foundation. Pacific Foundations used a massive drill.

“It’s bored out and they pour concrete in and pull the drill out,” Walsh Construction assistant superintendent Abigail Anderson said.

“Our deepest one was 117 feet,” Walsh Construction superintendent Mario Hernandez added.

Other work was required to allow Westech Construction crews to proceed with excavation.

“This is the lowest elevation part of the Pearl District, and we had to do some pretty extensive waterproofing,” Waddick said. “We are in the flood zone, and we had to ‘bathtub’ the entire basement.”

While many Portland project teams have had to deal with radon mitigation, the Holden of Pearl team also had to deal with methane seeping from the ground.

Though no sustainability certifications will be sought for the building, it will have a large eco-roof as well as bird-safe glass on the floors with outdoor amenities. Because birds are unable to see standard transparent glass, bird-safe glass has patterns of dots or stripes.

“It’s basically around all of the courtyard green spaces,” Anderson said. “It’s just around the fourth-floor roof and then there’s a courtyard on first, second and third where the residents can just go out there and have lots of green space, so they put bird-safe (glass) all around that – anywhere where birds land.”

Currently, crews with RDF Builders, Walsh Construction’s carpentry and concrete division, are constructing formwork and piecing together shoring for what will be the fourth-level PT deck. Other crews from Ocean Park Mechanical, Bergelectric and Patriot Fire Protection are installing mechanical, electrical and fire suppression systems, while ironworkers with Timberland Inc. are handling structural steel.

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PROJECT: The Ackerly at Reed’s Crossing

LOCATION: Hillsboro

SIZE:��182 residential units

COST:��not provided

START DATE: August 2021

ANTICIPATED END DATE: early 2023

DEVELOPER: Rembold

ARCHITECT: Ankrom Moisan Architects

ENGINEERS: AAI Engineering (civil), Kramer Gehlen & Associates (structural)

CONTRACTOR:��Pence Construction

OTHER ASSOCIATES: Angelo Planning Group (land use), Marx|Okubo (accessibility), Mayer/Reed (landscape), Morrison Hershfield (envelope)

SIGNIFICANCE OF PROJECT: The Ackerly at Reed’s Crossing will feature a total of 182 units – 89 independent living, 65 assisted living and 28 boutique-style memory care units. Planned amenities include multiple dining venues, a theater, a library and game room, fitness and wellness spaces, a salon, a gourmet bistro with on-site chef’s garden and more. Residents also will have access to Reed’s Crossing’s parks, trails and green spaces, including the 23-acre greenway that runs through the community.

“The pandemic has taught us how important it is to keep family close,” said Eric Peterson, vice president of operations at Reed’s Crossing. “With the addition of The Ackerly at Reed’s Crossing, older adults can live near their children and grandchildren while still retaining their independence, giving everyone what they need to thrive.”

Reed’s Crossing by Newland, owned in a joint venture partnership between North America Sekisui House LLC (NASH) and , is a 463-acre mixed-use, master-planned community. It is managed by Brookfield Properties. Once completed, Reed’s Crossing will include 3,300 new homes from an array of builders. Built with lifestyle in mind, the community features housing options for all life stages, green spaces with outdoor seating and picnic areas, and a number of proposed elementary and middle schools. The Ackerly is located in Reed’s Crossing’s 34-acre Town Center, which is planned to include restaurants, a grocery store, shops and services as well as a Providence Health Center, which is set for completion in summer 2022.

“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: Holden of Pearl

LOCATION: 1540 N.W. 13th Ave., Portland

SIZE:��16-story tower (237 units)

COST:��$36.3 million

START DATE: April 2021

ANTICIPATED END DATE: September 2023

DEVELOPER: Alliance Residential

ARCHITECT: Ankrom Moisan Architects

ENGINEERS: Kramer Gehlen & Associates, RDH Building Science Inc.

CONTRACTOR:��Walsh Construction

ADDITIONAL CONSULTANT: Biella Lighting Design

SIGNIFICANCE OF PROJECT: Construction of Holden of Pearl, a 16-story senior living tower, began in April. Type I-A construction is being used for the building, which will have an urban, vertically integrated design. Red brick will dominate the exterior; other materials will include metal panels, an aluminum storefront system and vinyl windows.

In a departure from the traditional senior living model, Holden of Pearl will offer residents striking views of the city and modern amenities. The site is within walking distance of Portland’s cultural hubs, restaurants, boutiques, art galleries, public parks and museums. There will be 237 apartments that cater to people seeking either independent or assisted living. A separate, private community space will be reserved for memory care residents.

With 28,000 square feet of indoor amenity space, Holden of Pearl will offer residents access to a range of culinary experiences, including multiple dining venues, a street-level bistro and an elevated bar. State-of-the-art wellness amenities will include a yoga studio, a salon, activity areas, family gathering spaces and more. Terraced courtyards and rooftop spaces will provide outdoor dining opportunities.

There will also be outdoor living rooms, water features, a chef’s herb garden and a covered pet area. At the street level, an enhanced pedestrian experience will include park-like elements. There will be convenient, weather-protected pick-up and drop-off, valet parking, housekeeping and transportation.

Milestone Retirement Communities will manage the property. Medication management will be among services provided.

Currently, Phoenix-based Alliance Residential has 16 communities in its senior housing pipeline; they represent more than $1 billion in total capitalization.

“Building Blocks” is a 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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On the north side of the Columbia River, more than two years after voters approved a $458 million bond measure for Vancouver Public Schools, construction is taking place at 28 school sites. Workers are remodeling, expanding, replacing or upgrading existing facilities, and building new ones.

At one site, two replacement schools are being built under one new roof, on property between their existing buildings on MacArthur Boulevard. McLoughlin Middle School and Marshall Elementary School will operate on a single 203,000-square-foot campus.

LSW Architects designed the project, and Skanska USA Building is serving as the construction manager/general contractor. Kramer Gehlen & Associates is performing structural engineering, and PAE Consulting Engineers is handling mechanical, electrical and plumbing engineering.

Ground was broken in June 2018, and work is scheduled to finish in March 2020. It’s one of the first public school projects to feature mass-timber structural components.

“We’ve got two main types of construction,” Skanska superintendent Krys Lukesh said. “One of them is wood framing in the classroom wings, while the main core buildings will have tilt panels. They all utilize glulam columns to support the (cross-laminated timber) and then they will all have CLT decks and roofs on them, so it’s a couple of different methods.”

The new building will replace a pair of aging schools previously improved in 1992. Designers engaged staff, students, parents and community members in a process that produced plans for a two-story structure with a great deal of daylighting as well as modern, secure access both from the outside and between the two schools.

The massing is dominated by five large structures connected by second-story sky-bridges. On the west end of the 1,000-foot-long site a pair of two-story classroom wings will serve the middle school. Two more classroom wings on the east end will serve the elementary school.

Some of the space, including a kitchen and “family-community resource center,” will be shared. Another such space will be a huge media center able to become two smaller ones via a partition.

A new gymnasium is included in the project, but it will be built on the site of the existing middle school after it’s eventually demolished. The old elementary school will be remodeled to accommodate programs now located at other schools.

“It’s all one building,” Skanska project manager Brian Hover said. “Right now, with phase one, the schools minus the gym will be done. And once they’re moved in we’ll take this school (McLoughlin) down.”

The new building is dominated by wood, both structurally and aesthetically. Many of the CLT panels manufactured by British Columbia firm Structurlam will be left exposed, particularly in the shared spaces and the sky-bridges.

“It gives a Northwest look with the wood,” Hover said. “And the CLT decks are structural, so instead of doing steel we’re doing CLT, and that becomes the structural surface between floors and the roof as well. You get bigger spans with it, and it installs fast.”

The project’s CLT panels range in size from five-ply to nine-ply – from 6.5 inches to 12 inches thick.

Skanska project manager Scott Mettler and Lukesh both noted that mass-timber projects of this type require substantial collaboration with designers because the prefabrication makes on-site adjustments more challenging.

“I just think that in general with wood construction you have to do that in order to make the MEP penetrations,” Mettler said. “That’s one thing we had to do ahead of time, and it’s a different sequence than usual. With the MEP routing in a steel building, sometimes you would come up with your MEP design and you have all these penetrations and then you have supplemental steel design package.”

It just means a more complete design is needed earlier in the process, Lukesh added.

“That’s probably the biggest challenge of using it, because there are a lot of benefits to using it,” he said.

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A 162-unit condominium project under construction in Portland’s Sullivan’s Gulch neighborhood is slated to be topped out with a final post-tensioned deck pour on Friday. Andersen Construction is building TwentyTwenty, designed by Hacker, at the corner of Northeast Multnomah Street and 21st Avenue for PHK Development.

Andersen is self-performing structural concrete work on the building, which rises seven stories above grade and has a two-and-a-half-story parking garage below grade, via subsidiary ASI Structures. Friday’s deck pour will be the 19th conducted on the project, which has presented a unique construction challenge due to the building’s shape. The seven residential floors are Z-shaped and atop a box-shaped parking garage, meaning none of the upper floors’ columns stack into the garage. As a result, the transfer deck was unusually large, with a thickness ranging from 19 to 42 inches and over 800 post-tension cables on the first-floor deck.

Along with completion of the building’s structural core, crews are finishing interior MEP work and prepping for cover on the first floor. Interior wall framing is finishing up to level three, glaziers are installing windows on the second floor, and plumbers are roughing in wet systems on the fifth floor.

According to Glenn Whitefield, Andersen Construction’s project superintendent, the biggest project challenge to date is being able to access the building from only one side. All material deliveries and concrete pours have to happen from Northeast 21st Avenue, which necessitates cautious sequencing and scheduling for deliveries.

Andersen began work on the project in September 2017, and completion is slated for July 2019. The stucco-clad building will contain studios and one- and two-bedroom units, and feature amenities including a fitness room, bike storage and workspace, a pet wash area and a ground-floor outdoor courtyard.

The project team includes Lango Hansen Landscape Architects, civil engineers Humber Design Group Inc., and civil engineers Kramer Gehlen & Associates Inc. The MEP design-build team includes Hunter-Davisson, IES Commercial & Industrial and Jackola Engineering & Architecture.

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Lease Crutcher Lewis is nearing completion of a renovation and expansion of a building at the Salem campus of SAIF, Oregon’s not-for-profit, state-chartered workers’ compensation insurance company. The project includes construction of a new six-story wing, renovation and seismic upgrade of an existing office building, and modernization of the building’s facade.

Work on the Ankrom Moisan Architects-designed project began in early 2016 with extensive abatement at the existing 1960s-era office building. It was originally L-shaped, with five stories on one wing and one story on the other. The single-story wing has been demolished, and a six-story addition built in its place. The five-story wing was gutted down to structural concrete and rebuilt, including seismic reinforcement.

Due to the building’s location on the floodplain of Pringle Creek nearby, the first floor of the five-story wing was abandoned. Concrete walls around the old first floor were built up, essentially turning it into a crawlspace, and mechanical systems were installed to keep air flowing so it isn’t stagnant. The first floor of the new south tower is higher than the original building’s first floor and is out of the floodplain.

The building wraps around a large old oak tree that is the visual focus of two-story “collab” spaces. Large, open common areas are used by employees for breaks and meetings, and two-story curtainwalls provide a view of an outdoor courtyard. The renovated building will feature better natural light, and upgraded energy features including chilled beam cooling, vapor heating and all-LED light fixtures.

The original building, minus the former first floor, measures 95,912 square feet, and the south tower will add 83,215 square feet. Crews currently are applying final touches on the building, including refinement of the façade and installation of roof metal panels and concrete skin panels. Finish work is continuing in common areas, flooring is still being installed, and commissioning and startup have begun. The project is slated for turnover on April 20.

A second phase of the project, including renovation of an adjacent building connected by a sky bridge, will begin later this year. That work will be completed by June 2019.

Other project partners include structural engineer Kramer Gehlen & Associates Inc., civil engineer Harper Houf Peterson Righellis Inc. and mechanical engineer Glumac.

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