A renovation to suit a medical clinic in Northeast Portland is in the works.

Two building permits totaling about $7.4 million are under review for a tenant improvement at 4400 N.E. Halsey St., Building D.

JRJ Architects LLC designed the project for a Providence Health and Services women’s clinic. The project team also includes general contractor Fortis Construction, structural engineer Equilibrium Engineers, mechanical/plumbing engineer Southland Industries, and electrical engineer Mazzetti.

The Providence women’s clinic currently on Northeast 47th Avenue near Hoyt Street is relocating into the company’s campus on Northeast Halsey Street near 44th Avenue, Providence design and construction manager Evan Schaye stated in an email. The new clinic will be 18,100 square feet, including dedicated space for maternal fetal medicine and forensic nursing services.

“The renovation is a complete gut and overhaul, with upgrades to the plumbing, electrical and mechanical system, two new rooftop units, an elevator upgrade and all new, modern finishes,” Schaye stated.

The new space will provide additional exam rooms, procedural rooms, and ultrasound rooms, as well as expanded office space and waiting areas.

The total project cost is $9 million, which includes planning, equipment, design and construction.

Construction is scheduled to start in March 2024 and finish in early October.

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As the coronavirus pandemic slows development and construction in Portland, health care projects are moving to the front of the permitting line.

In recent days, the Bureau of Development Services has issued permits for tents at Legacy‘s Emanuel and Good Samaritan hospitals, Providence Portland Medical Center and Providence Gateway. Oregon Health & Science University received a permit to modify an existing auditorium building for patient intake.

“Our Facility Permits Program is working around the clock and working closely with hospitals and health facilities to make sure we can get their permits in the pipeline and approved as quickly as possible,” BDS spokesman Ken Ray said.

In some cases, health care building permits are being issued the same day they come in.

“According to our Facilities Department, BDS has approved all of our permits,” Brian Terrett, a spokesman for Legacy Health, stated in an email. “They also indicated that minor projects that were reviewed by the Facility Permit Program at BDS are working well, and Legacy has benefited from that process.”

BDS’ assigns staffers to work with large institutions, including hospitals, which have ongoing permitting needs for frequent renovations, building maintenance and updates such as fire alarm installations.

While health care projects are advancing, many other developments are not. BDS remains . Permitting is limited by nearly all BDS staffers working remotely using a computer network with limited capacity. As a result, BDS has limited new permitting intakes to projects designated as critical “Tier 1” or “Tier 2.”

Tier 1 includes hospitals and clinics fighting COVID-19, and ongoing infrastructure projects such as the Portland International Airport terminal upgrades and city water plant construction.

Tier 2 includes projects that have building permits in hand and are already under construction.

Meanwhile, other projects are waiting. New commercial construction permits are not being accepted. BDS has exceptions for affordable housing – those are included in tiers 3 and 4.

As other work grinds to a halt, designers and contractors that have bet heavily on health care stand to benefit. Among them is NBBJ, a Seattle-based architecture firm that opened a Portland office last fall.

NBBJ is the designer of two projects for OHSU – the Elks Children’s Eye Clinic now under construction and a 14-story hospital tower not yet under way. (OHSU did not respond to requests for comment). NBBJ is also designing Legacy Emanuel Medical Center’s renovation and expansion in North Portland, and a project for St. Charles Medical Center in Bend.

“We’re grateful to have that level of investment in health care,” said Carl Tully, an NBBJ principal who works in Seattle and Portland.

Health care projects are proceeding at a normal pace, Tully said.

“We have projects in all phases of progress right now,” he said. “The encouraging thing is we have not had any slowdown, whether it’s being able to have inspections on site, having permits approved, or having permits going through the intake process pretty flawlessly.”

Other firms are looking to help. ZGF Architects‘ health care practice in Portland scrambled to design a modular unit to provide relief for hospitals burdened by a surge of COVID-19 patients. ZGF was approached by TCM Corp., Western Partitions Inc. and Cherry City Electric to provide programming design.

The modular units would be prefabricated regionally and delivered by trucks to hospitals in need of overflow space. They would be placed on a concrete pad, parking lot or other paved area.

“The concept here is these modules would be primarily to off-load lower-acuity patients out of hospitals,” said Richard Shiga, a ZGF principal who is spearheading the design work.

Regulatory agencies have been helpful, Shiga said.

“One of the most interesting things about this process has been the conversations with the state and the city,” he said. “It’s been amazing. Both the state and city have gone out of their way to make it as quick and easy and efficient as possible.”

The units’ size is based on what can be put on a truck and shipped quickly, Shiga said. The companies are in the process of fabricating a prototype. Their goal is to be able to fabricate, ship and set up the modular units within 72 hours.

Shiga said the units are flexible enough to accommodate different purposes if the need arises. Ideally, they may not be needed at all, as Oregon hospitals have so far had adequate capacity to handle coronavirus patients.

“This is the kind of project where if this never needs to happen,” Shiga said, “we’re all for it.”

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A project site in Newberg is serving as a testing ground for a new kind of structural steel system.

General contractor Fortis Construction is building for Providence Health & Services a new three-story, 60,000-square-foot medical office building at the existing Providence Newberg Medical Center. Designed by JRJ Architects, the building will house noncritical services that currently occupy space in the hospital.

“It will free up a lot of space in the hospital,” Providence communications manager Mike Antrim said.

Notably, instead of a welded moment frame system, Catena Consulting Engineers chose to employ a bolted moment frame system created by California firm SidePlate. Its use is expected to slash the time needed to erect structural steel, eliminate the need for brace frames or shear walls, and cut the amount of necessary welding to a minimum.

“That was one of the things that SidePlate set out to do with this system,” Catena principal Jared Lewis said. “Is there a frame connection we can utilize that’s a simpler replacement?”

Bolted systems aren’t new, but SidePlate’s is unique because of the way joints are formed.

“That connection is really meant to be very rigid and maintain its connection point and force the beam itself to go through the inelastic displacements and energy dissipation,” Lewis said. “So that if the beam gets damaged you can replace the beam and the connection should remain intact.”

Use of a bolted system also can save time. Ironworkers needed just nine days to erect structural steel and bolt together the support columns, beams and other elements for the new Providence building. Fortis superintendent John Lawrence estimated the work would have required around 15 days using welded connections.

SidePlate “did all the welding of the plates,” Lawrence said. “They’re prefabricated and welded in their shop, so it’s just a matter of an interlocking system and the installation of an exorbitant amount of bolts at the moment frames.”

The system provided multiple bonuses, JRJ Architects principal Tom Wesel said. One is that there is no need to worry about scheduling full-penetration welds, which require time-consuming preheating of steel in cold weather. Also, without brace frames or other vertical obstacles, the building could be opened up to natural light. Plus, future renovations will be easier as a result.

“We have more usable square footage out of this system,” Wesel said. “Often the bracing systems end up on the perimeter, so we’re working around them where windows could be, and we basically had a free reign around the perimeter to get that light access.”

Ground was broken on the project in August 2018. Currently, ironworkers with By Design Steel Services of Colton are installing steel decking while Whitaker Ellis carpenters build formwork and otherwise prepare for concrete deck pours on levels two and three. Site work is mostly complete, but underground utility work also is continuing.

Once concrete is poured, crews will begin work on the exterior skin and a temporary roof. That will allow interior framing and mechanical, electrical and plumbing work to commence.

The building is scheduled for substantial completion by mid-November, with opening set for December, Antrim said.

Providence Newberg Medical Center expansion

Owner: Providence Health & Services

General contractor: Fortis Construction

Architect: JRJ Architects

Structural engineer: Catena Consulting Engineers

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Providence Health & Services is preparing to expand its presence on the southwestern edge of the Portland-metro area.

The health care giant recently unveiled plans for a new three-story, 60,000-square-foot medical office building near the existing Providence Newberg Medical Center off of Oregon Route 99W in Newberg. A is being reviewed by the city of Newberg, which has 120 days from the date of submission to either give or withhold approval.

“It’s the largest new (medical clinic) project for the Oregon region this year, so there’s quite a bit of excitement around it,” Providence Health & Services senior construction manager Weston York said. “You don’t get to build a greenfield medical office very often anymore, so it’s kind of exciting to do that.”

The new clinic will provide outpatient oncology services such as chemotherapy treatment and pharmaceutical sales, and rehabilitation services as well. The project has been in the works for several years, York said.

“The original hospital was built in the early or mid-2000s,” he said. “And there has been such growth in the market that there is the need to grow our primary care group, as well as an expanded cancer service line.”

After construction wraps up and services move from the main hospital building, Providence plans to renovate a portion of the latter building. Altogether, the projects will have a budget of $46.7 million.

“Once services move out of hospital to new building there’s a project to put an outpatient center in the vacated space,” York said. “So, yes, it is a larger effort to expand services on campus.”

The applicant for the project is JRJ Architects, a Beaverton firm that specializes in designing hospitals, clinics and other health care facilities.

The project takes many of its aesthetic cues from the neighboring Providence Newberg Medical Center, JRJ Architects principal Tom Wesel said. That building opened in 2006 with a Leadership in Energy and Environmental Design gold rating.

However, the new clinic will have distinctive features.

“Being on the campus with the first LEED gold-certified hospital, we’re making sure that we respect the architecture of the existing campus and also have some elements with in this building that make it its own,” Wesel said. “The building interior is based on some new clinic models that Providence is working, and it’s mostly trying to improve patient comfort and service.”

One key design element focuses on maximizing separation between clinic medical staff and patients.

“We’re focusing on getting a patient the opportunity to go to the exam room sooner and have more services delivered in the exam room and less time waiting,” Wesel said.

One complication for the clinic project is the long-planned Newberg-Dundee bypass. There is an overlay zone across a swath of land slated for that Oregon Department of Transportation project. That zone runs right up against the southern edge of the Providence campus, which influenced how the new clinic will be positioned.

“Our site was constrained by the potential bypass,” Wesel said. “Providence owns more land, but we were respecting the proposed location of the bypass corridor. We’ve had a number of conversations with ODOT and Newberg as it relates to the bypass corridor, and the potential for that is there. And based on the overlay we did have to adjust our footprint.”

A separate traffic analysis of the project site by Kittelson & Associates, Newberg associate planner Keith Leonard said, showed that existing roads will likely be able to smoothly handle traffic generated by the new clinic.

Ground is expected to be broken this summer, York said, and the clinic is scheduled to open at the end of 2019. The hospital renovation would then take place during 2020.

“It’s kind of sequenced,” he said. “The new building needs to go first, and once it’s open we’ll do the renovation work. Our plan is to break ground and start prep of the site this summer so we can get our building pad in before the rains come.”

Significant work remains available for subcontractors to bid on, York said.

“There definitely still is opportunity,” he said. “We’ve done some best value selection with the mechanical and electric teams, but other than that there is a traditional procurement for the rest of the building.”

Currently, the project is in a 120-day design review period. Review is still in the early stages, Leonard said.

“I’m just starting to get comments from the various agencies,” he said last week.

The project team includes general contractor Fortis Construction, mechanical engineer PM Design and Catena Consulting Engineers.

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Three Central City Concern mixed-use projects now under way in Portland may not be dazzling examples of engineering or construction, but they’re already making an impression.

The Blackburn Building, the Stark Street Apartments and Charlotte B. Rutherford Place – all part of the Housing Is Health initiative – are expected to help get homeless individuals into housing units and provide health care resources to people without insurance.

“I think this one’s different, in that it’s going to be a real service to the community,” said Brian Ames, a project engineer with Walsh Construction, the general contractor for the six-story Blackburn Building at East Burnside Street and 122nd Avenue. “It’s definitely something that we need right now with the housing crisis, and we’re providing housing and a critical need to people who really need it.”

The Blackburn Building is the flagship of – a unique effort that has received a total of $21.5 million in financial support from nonprofit organization CareOregon and five major hospitals (Adventist Health-Portland, Kaiser Permanente Northwest, Legacy Health, Oregon Health & Science University and Providence Health & Services-Oregon). An additional $9 million for the initiative is coming from the Portland Housing Bureau, and private fundraising efforts will supplement investments.

All told, Housing Is Health this year alone will provide local low-income residents with 382 new housing units, along with health care and other facilities.

Besides 186 housing units, the Blackburn Building will have a health care clinic, a pharmacy and commercial space. Central City Concern, which runs 23 other facilities around the Portland area, will provide on-site support including services focusing on employment, addiction recovery and mental health treatment.

Ground was broken last year on all three projects. The Stark Street Apartments will be a 153-unit complex at the corner of Southeast Stark Street and 127th Avenue, and Charlotte B. Rutherford Place will be a 51-unit complex on North Interstate Avenue.

Recognizing substantial needs

Sean Hubert, Central City Concern’s chief housing and strategy officer, said the nonprofit has been engaged with a range of health systems in the Portland area since the early 2000s. In 2007, it established at its Old Town clinic on Burnside Street a recuperative care program that pairs houseless persons with housing and social services needed to return them to work.

“We put them in housing and stabilize them and give them primary care and help them resolve their acute health conditions,” he said.

The program, in turn, allowed the types of partnerships, Hubert said, that have resulted in initiatives like Housing Is Health.

“At this point we have a decade’s worth of data showing the reduction of recidivism and emergency room admission rates,” he said. “We’re finding housing stability and a standard of care for that population, and all that was already enabled when we started talking about these projects.”

The other factor driving development of Housing Is Health is the ongoing lack of affordable housing. Coupled with increasingly expensive rents in the metro area, it has turned out to be a time bomb for persons with substance abuse or other acute health issues.

Even hospitals accustomed to handing out hotel vouchers to patients without homes began to feel the pinch when their own employees began to struggle with the same issue.

“More generally, housing was on their radar,” Hubert said.

Central City Concern has operated transitional housing for decades now. But these days, that process is not nearly as cost-effective as it once was.

“It worked well when rent is $600 or $700 a month,” Hubert said. “But now, at $1,400 a month, that really has had an impact on our partner organizations’ ability to leverage that. The amount of people we could serve was declining and the hospitals were seeing the results of that.”

Busy building affordable units

At the $52 million Blackburn Building project site, concrete support columns extend upward two stories from ground level as the elevator shaft and other superstructure features take shape. The building’s bottom two stories will be reinforced concrete post-tension decks, while the upper four stories will be wood-framed, Ames said.

The location next to TriMet‘s 122nd Avenue MAX light-rail platform also is ideal for the target population. Coincidentally, most of TriMet’s blue line platforms are being renovated by California-based Stacy & Witbeck at present.

“This whole corridor is now zoned for high-density residential, and you’ll see a lot of that continue to change, as it already has along Burnside,” Ames said. “It should be a big face-lift for this area.”

Just around the corner from the Blackburn Building, crews of framers swarm over the wooden skeleton of the Stark Street Apartments. Consisting of two primary wings, the $29.9 million complex was designed by Ankrom Moisan Architects. Central City Concern expects tenants to come from the immediate neighborhood, while rents will range from just $412 up to $995 per month depending on household income. There will be playground amenities for children and at least 88 solar panels.

TEAM Construction of Vancouver, Washington, is the general contractor for the project. Senior Project Manager Mack Thames said the company has a track record of working on similar projects benefiting low-income residents.

“We do a lot of projects with REACH (Community Development),” Thames said, in reference to the Portland nonprofit affordable housing development and property management company. “But this is our first one in recent memory with Central City (Concern). We certainly work with the Vancouver Housing Authority and with Catholic Charities, so we do a fair amount on the nonprofit side.”

Thames showed off the four-story complex, which will feature 91 one-bedroom and 62 two-bedroom apartments. The design provides for interlocking fields of view and communal courtyards and playground spaces. The main feature will be an exterior elevator that allows residents to access either side of the south building via a sky-bridge. Exterior walkways will be built on each floor in other recessed courtyard areas, providing residents with an unusual overhead perspective.

Meanwhile, the $9.9 million, 51-unit Charlotte B. Rutherford Place complex in North Portland is on track to finish first – possibly by the end of the year.

“This will be the first time where we really brought our clinical services together with our housing in the same project,” Hubert said. “This is very exciting for us. It allows us to take all of our knowledge and put it into one projects, and to design the best model of care from a client’s perspective.”

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Patients and doctors alike are sure to benefit from an improved Providence Cancer Center in Portland. Providence Health & Services is spending $15 million to transform the 11th floor of its building at 4805 N.E. Glisan St. into a comfortable and efficient space.

“It will unify the cancer treatment experience on one floor,” said Dr. Kevin Olson, executive medical director of cancer services at Providence Health & Services. “They will find the same front desk, doctors and other treatments that they might have to go to three or four different places for now.”

JRJ Architects‘ challenge was to find a design able to bring together multiple specialties associated with cancer treatment. The space needed to be able to accommodate dentists, geneticists and surgeons.

It also had to be able to serve patients receiving treatments for non-cancer ailments.

“Patient flow was the biggest challenge,” said Thomas Wesel, a JRJ Architects principal. “Normal oncology patients flow differently than specialty patients. Working through the crossover of patients was a challenge.”

Then there was the space issue. Currently, chemotherapy, radiology, surgical and dental services occupy separate spaces from 3,000 to 4,000 square feet. When they move into the new center next year, they will share more than 30,000 square feet.

“We tried to cluster the groups so that patients and staff wouldn’t have to walk too far,” Wesel said. “We wanted to make sure patients will have to travel the fewest steps.”

Architects spent months talking with doctors, patients and volunteers to learn their specific needs in the space. Some patients wanted an infusion area that would allow them to interact with other patients and staff; others wanted more private space for those treatments.

“We came up with a place where people can sit and have conversations,” Wesel said. “We also have some chairs that are more separated. Other spaces have Zen rooms if you need to be completely alone.”

One thing everyone wanted was natural light. Designers responded by positioning windows to allow views of mountains and east Portland.

While patients’ needs received considerable attention, so did doctors’ needs. The new space will facilitate collaboration between doctors and increase efficiency.

“We are going to implement a concierge pharmacy to deliver drugs to patients in clinic instead of sending them out of the house,” Olson said.

The biggest surprise of the project, he added, is its price tag.

“There is always sticker shock,” he said. “How much it costs to do things in a hospital situation – that was interesting and challenging.”

Despite the price tag, Olson said the new center will vastly improve the patient experience in what is one of the most stressful times in their lives. The design phase of the project is wrapping up. Permitting and construction phases will begin in the next few months. The updated space is expected to be ready next year.

“There has been a fragmentation in treatment,” Olson said. “It is rare that one clinical entity can provide all these services. The idea here is to make it feel like there is one-stop shopping. Patients can be in one space and get their questions answered.”

On the Boards is a 91��Ƶ feature offering a look at the projects in Oregon being tackled by local architecture firms. To have your firm’s projects considered, contact 91��Ƶ architecture and engineering reporter Kent Hohlfeld at 503-802-7224 or khohlfeld@djcOregon.com.

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From helping patients heal as a registered nurse to directing planning and designs for health care facilities in five states, Karen Weylandt hasn’t slowed down in 30 years.

Weylandt earned a degree as a registered nurse and later a master’s in health care administration. Her practical experience gave her a perspective that she’s carried into her position handling major projects for Providence Health & Services.

During a quarter of a century with Providence, Weylandt has worked to improve a network of educational facilities, outpatient clinics, surgery centers and acute care facilities from Alaska to California. She has been directly involved with planning and construction of new facilities, expansions and upgrades for more than 20 years. Increasingly, sustainability and best practices are at the forefront of those projects.

She managed planning and construction of Providence Newberg Medical Center, the first hospital in the country to earn a LEED gold designation. More recently, she directed construction of the Providence Cancer Center in Portland.

She currently is working on an extended project for a major expansion of services for Providence’s downtown Seattle facilities. She also is developing the master plan for expansion of the south campus at St. John’s Hospital in Santa Monica, Calif., which is the home of the John Wayne Cancer Center.

Weylandt spent seven years on the Oregon Facility Authority Board, a conduit for 501C3 certification and applications for tax exempt bond status. She also spent several years on the board of the Oregon Humane Society.

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A new Beaverton mixed-use building proposed by Providence Health & Services would provide affordable housing and retail oriented toward senior citizens.

Providence entered into a memorandum of understanding with the city of Beaverton last fall to start planning the project and searching for a suitable piece of city-owned land. The city has since pinpointed a lot bounded by First Street, Angel Avenue, Main Street and Farmington Road that would be leased to Providence for the project.

Providence hired SERA Architects of Portland to conduct the preliminary design work and cost estimation for the project. The $20.2 million project would have 78 units of housing for seniors and 12,000 square feet of commercial space on the ground floor known as ElderPlace.

According to early design plans, ElderPlace would house businesses associated with Providence’s Program of All-Inclusive Care for the Elderly, a health services program for seniors paid by Medicaid. Businesses would include adult day care, social services, medical care, prescription maintenance, medical specialists and a store for home health and personal care products.

The project will be funded through U.S. Department of Housing and Urban Development HOME funds, a federal block grant to create affordable housing; a HUD Section 202 capital grant, which funds affordable housing for very low-income seniors; various tax credits and the profits from leasing space at ElderPlace. Providence hopes to have financing for the project completely secured by next year. Construction is slated for early 2012.

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A new Oncology and Hematology Care Clinic at Providence St. Vincent Medical Center in Portland has opened. The 18,000-square-foot space has a waiting area, exam rooms, a treatment therapy room, a blood draw area, a chemical lab room and offices. A shell was transformed into a fully operational center in 18 weeks. General Contractor In Line Commercial Construction was the general contractor and Jon R. Jurgens & Associates was the designer of the medical construction project.

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Don Mazziotti has his eye on undeveloped property in downtown Beaverton, but it’s not for a baseball stadium this time.

After negotiations to build a Triple-A stadium in Beaverton came to halt in October, the city hit upon a new idea to reinvigorate its city core: more housing.

Beaverton city council last week reviewed a draft Memorandum of Understanding with Providence Health and Services to locate a three-to-five story, mixed-use senior living facility called ElderPlace at a city-owned block bounded by First Street, Angel and Main avenues, and Farmington Road.

Mazziotti, hired in September as the city’s new community development director, says if Providence can secure funding, ElderPlace could jump start more housing projects in the central city.

Except for a few smaller townhouse projects and mixed-use condo project The Round, Beaverton has seen little multi-family residential development in its downtown in recent years.

“Beaverton has seen the same pause in real estate and development as everywhere else,” Mazziotti said. “But recent reports on third-quarter performance show that Beaverton has seen an expansion of leased space and rents at traditional levels.”

“This is long overdue,” said Beaverton Mayor Denny Doyle. “Older apartments in downtown have been closed or torn down with nothing to replace them. This project would be in a highly visible spot. We want it to look good and make some financial sense.”

ElderPlace would provide 50 to 60 units of assisted-living housing, with ground-floor health care and social services provided by Providence. The company currently runs five ElderPlace communities in the Portland-metro area, with a total annual revenue of $45 million in 2008.

Statistics from the US Census Bureau’s 2006-08 American Community Survey indicate that 9.6 percent of the population of Beaverton is over 65 years of age.

“There is a need for senior housing in our central city,” said Beaverton City Councilor Cathy Stanton. “We have a substantial senior population and the need was present for such a project before this great recession.”

Providence has applied for funds through the city’s HOME Investment Partnership Program, which provides money to increase affordable housing, according to Gary Walker, director of public affairs for Providence.

The company also has discussed applying for federal funding through low-income tax credits and other programs, Walker said.

“This has to happen fairly quickly given the time period for applying for federal funding,” Doyle said. “We’re trying to get our ducks in a row here so we can help (Providence) find federal money.”

Mazziotti says he estimates the cost of the facility being between $6 million and $7 million.

“I can’t predict the future better than anyone else,” Mazziotti said. “Whether economics will allow this remains to be seen, but if this project goes forward, several adjoining properties owned by public entities would become likely candidates for redevelopment.”

Some of the neighboring properties around the ElderPlace site are owned by the Beaverton School District while others are owned by private parties.

Mazziotti said the city will embark on a technical planning exercise next year to come up with a redevelopment plan for the whole central district. A significant part of that could be more four- and five-story housing structures, he said.

“When I say higher densities, I’m not speaking of 30-story buildings,” Mazziotti said. “But the possibility exists to redevelop these properties into neighborhood scale developments.”

“Given our tight supply of property, any new housing will have to be vertical,” Doyle said. “Some people don’t like that, but we have to grow up rather than out.”

Beaverton City Council will meet Nov. 30th to discuss whether or not to enter into an MOU with Providence for ElderPlace. A development agreement could be struck as early as April 2010.

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