PROJECT: Parkview at Terwilliger Plaza

LOCATION: the full block bounded by Southwest Fifth and Sixth avenues and Sheridan and Caruthers streets.

SIZE:Ěý10 stories (plus one level of underground parking), 374,000 square feet, 127 units

COST:Ěý$110 million

START DATE: May 2021

ANTICIPATED END DATE: August 2023

OWNER: Terwilliger Plaza Inc.

OWNER’S REPRESENTATIVE: MHS Consulting

OWNER’S REPRESENTATIVE/CONSTRUCTION MANAGER: BC Group

ARCHITECT: LRS Architects

ENGINEERS: IMEG Corp. (structural), DOWL (civil), PAE (mechanical, passive house consultant), GEODesign (soil), PBS Engineering and Environmental (environmental)

LANDSCAPE ARCHITECT: PLACE

CONTRACTOR:ĚýWalsh Construction

OTHER TEAM MEMBERS: DeWitt Construction (shoring design/build), Merit Electric (electric), Tapani Plumbing (plumbing), Ocean Park Mechanical (mechanical), Patriot Fire Protection (fire sprinkler design/build)

SIGNIFICANCE OF PROJECT: Parkview at Terwilliger Plaza will be a not-for-profit continuing care retirement community for residents 62 and over. The independent-living facility will feature 127 units. Each one will have one or two bedrooms and full kitchens as well as balconies. Thirteen floor plans will range in size from 1,095 square feet to 2,310 square feet.

Designed for passive house certification, the highly energy-efficient building is projected to use 50 percent less energy than a current energy-compliant building. With 100 percent continuous preconditioned fresh air circulation, interior spaces will be substantially more healthy, quiet and thermally comfortable than those in conventional buildings. There will be green roofs, green living walls and solar panels. Features will include: improved wall R values; triple-pane windows; lighting power reduction; eco-friendly appliances; outdoor air systems with heat recovery; high-performance HVAC-VRF; heat pump water heaters; low-flow fixtures; photovoltaic solar generation; and significant thermal bridging details at balcony connections, balcony edges, parapet connections and exterior walls to concrete slabs.

The commons will include stone terracing, a wood-paneled cocktail lounge and a sports bar. The building’s architectural features will include handcrafted wood paneling and a blown-glass chandelier.

One of the goals of the Parkview project was to encourage movement throughout the campus with plenty of opportunities for residents to gather and socialize. There will be a variety of multipurpose rooms, public living rooms, lounges, sunrooms and lobbies. The building’s U-shape will allow for an outdoor courtyard and amenity space as well as views of the adjacent Terwilliger parkway hills, downtown and mountains. A landscaped rooftop also will provide additional space for gatherings.

One of the most critical elements for this project was approval for a sky-bridge across Southwest Sixth Avenue between Caruthers and Sheridan streets. It will link the new Parkview at Terwilliger Plaza with the existing Terwilliger Plaza building. The connector will double as an art gallery space, in response to community building goals.

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

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Home Forward, as part of its initiative to revamp its aging low-income apartments throughout the city, is upgrading four residential towers.

The upgrades will reduce energy usage, ensure structural longevity and create a more inviting atmosphere for residents, many whom are elderly or disabled.

The “85 Stories Initiative” calls for improvements at 10 properties that hold a total of 1,220 apartment units. The first phase – approximately $50 million – involves upgrades to: Gallagher Plaza, a six-story, 85-unit building on Northwest Kearney Street; Hollywood East, a 14-story, 286-unit building on Northeast Broadway Street; Sellwood Center, an eight-story, 110-unit building on Southeast Tenino Street; and Northwest Tower, two buildings with 173 units combined on Northwest 19th Avenue.

Mike Andrews, director of development at Home Forward, said Walsh Construction Co. is in charge of the improvements. KASA Architects is designing plumbing and seismic upgrades for the Hollywood East property. Holst Architecture is the architect of record for more extensive renovations – including a couple of skin replacements – at the other three properties.

Home Forward owns 74 low-income properties, all in high-density neighborhoods, which Andrews said are most desirable because they offer more services and better transit.

“We are fortunate to have buildings in these neighborhoods, but the buildings are between 35 and 50 years old and have physical needs,” he said.

Work on the four buildings should finish this year, Andrews said, but planning is under way for repairs at six other properties: Dahlke Manor on Northeast Schuyler Street, Holgate House on Southeast Holgate Boulevard, Medallion Apartments on Northwest Johnson Street, Ruth Haefner Plaza on Southwest Beaverton Hillsdale Highway, Schrunk Riverview Tower on North Syracuse Street and Williams Plaza on Northwest Everett Street.

One of the biggest challenges facing architects and contractors for the four projects under way is occupancy, Andrews said. Residents will remain in their apartments while work is performed.

“The buildings are occupied with people who are physically frail or mentally challenged,” he said. “Some are sensitive to loud noises, and we needed the contractor to be able to do the work while they are living in the building, in a thoughtful and compassionate way.”

Walsh Construction came up with a solution: construction of temporary walls four feet into each apartment before installation of new exterior skins at Sellwood Center and Gallagher Plaza.

Dave Otte, a senior associate with Holst Architecture, said Gallagher Plaza’s old stucco exterior had been failing for years.

“We replaced it with a rain screen system of exterior insulation and paneling skin, called Oko Skin, which is fiber-reinforced concrete planks that are very thin,” he said. “The face is attached with screws and almost has the look of wood planks, but they are concrete and you don’t need to maintain or paint or stain them.”

A similar skin system is being installed over 80 percent of Sellwood Center’s exterior, Otte said.

“We used a product called Swisspearl, also reinforced concrete that comes in different sizes,” he said. “We tried to match the products with the specific location.”

Otte said working around tenants’ needs is paramount.

“We did a lot of coordinating with residents to make sure they had access,” he said. “That took a lot of logistics in doing four buildings all at once and took a lot of brainpower trying to figure out schedules.”

Otte added that residents were involved in the design process.

“We enjoyed community meetings with residents and having them be a big part of decisions we made,” he said. “It was very fulfilling to see what a difference we could make to people living in the buildings – lots with very low or no income – and we spent a lot of time in the apartments to try and make them lively and enriching.”

The improvements will benefit not only aesthetics, but energy performance too, Otte said.

“Operating costs are a huge part of Home Forward’s budget and we are able to reduce electricity costs and plumbing costs through more efficient fixtures,” he said.

Air barriers are being added to the four buildings.

“Ventilation is part of health and well-being (for tenants),” he said. “We are making the buildings more efficient while also improving air quality.”

Security systems in the buildings are being upgraded, Otte said, and kitchens and computer labs are being improved as well. High-efficiency HVAC systems and windows are being installed to replace aging ones, “extending the life of each building by another 50 years,” he said.

Also, pedestrian zones are gaining enhanced entryways, more glazing and revitalized vegetation.

Aaron Elliott, project manager at Walsh Construction, said other improvements to the four properties include new paint and carpeting, community room upgrades and balcony maintenance.

“We are also upgrading the elevators in all four buildings,” he said.

Kevin Saxton, principal with KASA Architects, said his firm designed seismic improvements for Hollywood East, as well as interior finish updates and new bathrooms for most of the units.

“This was a great project because there is such a need for affordable housing,” he said. “It was great to try and improve a property for Home Forward. They have so many success stories with their residents.”

Construction at all four properties began last year and should wrap up by the end of this year. Low-income tax credit equity, tax-exempt bonds and Home Forward equity investments are covering costs, Andrews said.

“We were fortunate to strike a great relationship with Wells Fargo Bank for low-income tax credit equity, with Citibank providing construction and permitting,” he said. “The equity amount was $40 million from Wells Fargo and a permanent loan from Citibank for $20 million and we invested about $11 million of our own.”

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A grand opening was held in early December for The Union, a 185-unit mixed-use project in the Lloyd District at 304 N.E. Multnomah St. Walsh Construction served as the general contractor for the GBD Architects-designed building, which was developed by Foster City, Calif.-based Legacy Partners.

The six-story building contains units ranging in size from studios to two-bedroom units as well as ground-floor retail space and live-work space. Amenities include a shared club room with a full kitchen and entertaining space, an outdoor deck with a fire pit and barbecue grills, a fitness room, a dog grooming area, and storage for 284 bicycles.

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Walsh Construction is an old hand in the Portland building community still trying new things. The company was founded in Portland in 1961 by Robert Walsh and his brother Tom, and today has more than 300 employees working out of its headquarters in Portland and offices in Seattle and Tacoma, Wash. It was the 12th-largest contractor in Portland in 2013, with $81 million in local billings. Bob Walsh retired as president two years ago, and today heads the board of directors. Matt Leeding is now president.

Walsh tackles affordable housing projects as well as student housing and academic buildings, historic rehabilitations and resort work. It also is expanding its reach into the health care sector, according to spokeswoman Kristen LeBlanc.

The firm is respected for its quality assurance programs, LeBlanc said, with some employees regularly speaking about building science issues at seminars.

• Walsh recently was named general contractor for the “Framework” project in the Pearl District. The 12-story, 90,000-square foot structure is expected to be the tallest wood-framed building in the U.S. It will prominently employ CLT – an engineered wood product considered a green alternative to concrete and steel. The team was one of two to win a $1.5 million U.S. Department of Agriculture grant in the U.S. Tall Wood Building Prize Competition.

The building will be located at 430 N.W. 10th St., and feature one level of ground-floor retail space, five levels of office space, five levels of workforce housing and a “rooftop amenity space.” Project ^, LEVER Architecture, Beneficial Bank and affordable housing group Home Forward will join Walsh on the project team. Beneficial will have its offices there, and Albina Bank – which it owns – will occupy a ground-level space. Construction is scheduled to begin in October 2016, and last 12 months. Costs are not determined yet.

• Walsh Construction’s work on the Coastal Discovery Center at Camp Gray, a year-round residential camp in Newport, should conclude in early 2016. The science-focused outdoor educational facility will house 156 beds and three classrooms on a 20-acre site. The $5.3 million project was designed by Dangermond Keane Architecture. It includes five single-story wood-framed buildings, as well as significant site improvements.

• 85 Stories is an occupied renovation of four affordable housing towers for Home Forward. The $46 million project is intended to address outdated building systems and add exterior facade upgrades at Gallagher Plaza, Northwest Tower, Hollywood East and the Sellwood Center. Walsh is renovating 654 units occupied primarily by seniors and people with disabilities. The first phase of Home Forward’s 10-building initiative is scheduled to conclude in March 2016. The project team also includes Holst Architecture and KASA Architects.

• Walsh is adding 58,000 square feet of student housing as part of an Oregon State University expansion at its Cascades campus in Bend. Two residential buildings connected by a covered breezeway will include 114 apartment- and suite-style units with 340 beds, student lounges, game rooms, a community kitchen, a fitness center, ski and bicycle storage and a leasing office. A 14,800-square-foot dining facility and approximately 12,400 square feet of academic and administrative space also are planned. The $30 million project is scheduled to conclude in December 2016.ĚýThe project team, which includesĚýAmerican Campus CommunitiesĚýandĚýSERA Architects, is aiming to achieve aĚýLeadership in Energy & Environmental DesignĚýgold rating.

• The Abigail Apartments is Walsh’s sixth affordable housing project in the Pearl District. Designed by Ankrom Moisan Architects, the $31 million development features two six-story buildings linked by a multistory sky bridge. The Abigail will include 28 market-rate units and 127 affordable units.ĚýThe scheduled completion date is May 2016.

Builder’s Choice is a new 91ĘÓƵ feature offering a look at the projects being tackled by local architecture, engineering and construction firms. To have your firm’s projects considered, contact 91ĘÓƵ construction reporter Garrett Andrews at 503-802-7226 or garrett.andrews@djcOregon.com.

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Hayashi, a townhome development named for the Japanese word for “woods,” is being built by Walsh Construction for developer project^ on North Vancouver Avenue in Portland. The Hacker-designed project contains eight three-bedroom units, two of which also feature a ground-floor accessory dwelling unit. The project is slated for completion in late November.

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The team behind a Happy Valley apartment building plans to offer renters holistic help getting them back on their feet.

Foundation work on the Town Center Greens project a block north of Clackamas Town Center is scheduled to begin next week. When construction wraps up in about a year, a modern three-story apartment building will provide affordable housing, plus a raft of social services, to 60 families.

The project was proposed in 2014 by the nonprofit Central City Concern. The project will provide “supportive” affordable housing to under-served renters – victims of domestic violence, families with children who have been homeless, and people interested in rebuilding their lives and being good parents, said Central City Concern spokeswoman Kathy Pape.

Along with one-, two- and three-bedroom apartments, Town Center Greens will feature two full-time staff members to assist residents with life and job skills training, addiction recovery and parenting, said Pape.

The units are earmarked for households earning less than 60 percent of the area median income. Some will be set aside as Section 8 housing, with tenants paying 30 percent of their monthly income as rent. Rents in the building will range from $630 to $825.

The building’s framing should go up in four weeks, with a goal of sealing up the building envelope before heavy rains arrive, said Pape. The architect is Scott | Edwards Architecture and the general contractor is Walsh Construction Co. The total project cost is $15.1 million.

Among the investors is US Bancorp Community Development Corporation, which committed $9.2 million in tax credit equity as well as a cash donation of $20,000. The Minnesota-based company is one of the most active tax credit investors in the country, with $6.7 billion spent annually over the past 30 years, according to company spokeswoman Shera Dalin. Of that amount, $155 million have been spent constructing 2,695 apartments in Portland, Dalin said.

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In the past, housing has been scarce on Marquam Hill, home to Oregon Health & Science University, Portland Veterans Medical Center and Shriners Hospital for Children. But a remedy may soon be on the way.

Developed by Project^ and designed by Portland-based LEVER Architecture, the TreeHouse is built on the site of the former Ronald MacDonald House. The seven-story, 69-unit apartment building at 3440 S.W. U.S. Veterans Hospital Road consists primarily of one-bedroom and studio apartments, with ground-floor retail. The building is slated to open later this summer, with an open house planned for Aug. 28.

The $8.5 million, 45,349-square-foot project has many distinct features, including up to a 50 percent reduction in water use compared to a similar-sized building, according to the project architect. That’s accomplished through using high-efficiency plumbing features, drought resistant landscaping, and underground cisterns and gardens that catch stormwater runoff.

Jonathan Heppner, LEVER’s project manager, said the TreeHouse got its name because it is “intended to live within its natural environment” and is designed to reflect the second-generation forest that grows all over the hill.

The building is an octagon shape, with sides of varying lengths and a custom-blended color of brownish copper, reminiscent of a giant tree trunk.

From a technical standpoint, the octagonal design also made sense, Heppner said. Original plans called for units of a fairly regular layout, but that changed when an outside wall had to be adjusted to fit on the lot.

“It’s got an angle or arc to it and we got more units by addressing all sides of the site,” Heppner said. “Because it’s a tight site, it ended up to be a more efficient layout.”

The building skin uses variegated panels, also reminiscent of the bark of a tree, Heppner said. Selecting the perfect color was a painstaking process.

Project team members were leaning toward a warm color – something similar to tree with moss on it — to blend with the forested area. But they also wanted to match nearby OHSU building, which were lighter brick tones.

After rejecting many colors, the design team came up with a color in the tones of a freshly cut fir tree, but it didn’t quite work. So then they took a piece of copper, rubbed over it with graphite from a drafting pencil, and sent it off to Valspar Paint for a custom color. The sample that came back was perfect, according to Heppner, and color and form were tied together.

“We created that texture and color, and just because of the way the paint is made, it has a slight fleck to it that creates a slightly iridescent sheen,” Heppner said. “So when the light hits the building, it refracts in slightly different ways.

“It creates a pretty dramatic experience and goes from completely flat to extremely variegated when the light hits.”

The asymmetry of the design also is reflected in the windows, which are offset so that no window is directly above another.

The windows were made as large as possible and have a slightly beveled exterior frame to allow more light into the units, Heppner said.

The structure of the building begins with an H-shape interior corridor, Heppner said, which houses the elevator, stairs and HVAC services. The apartment units radiate out from all sides of the interior corridor, which means there is no front or back to the building, just as there is no front or back to a tree.

Entrance into the building will be via a lobby on the second floor, accessed by a footbridge from U.S. Veterans Hospital Road that stretches over a garden on the same level as the first-floor retail.

Development company Project^ partner Anyeley Hallova said the hallways in the building are painted a subdued warm gray to provide contrast when the residents steps into their light-filled apartments.

All the units have washers and dryers, and General Electric “retro-vintage style” appliances with glass-surface stovetops and quartz countertops in kitchens and bathrooms, Hallova said. With tall ceilings and open floor plans, all units have carpeted bedrooms and hard surface plank flooring in living areas.

The building has only one two-bedroom apartment, on the top floor, which has the highest rent at $2,340 per month. The studio apartments range from $1,300 to $1,315 per month with one-bedrooms going from $1,500 to $1,550 per month.

Heppner said only 12 spaces for ground-level car parking will be available, but the Treehouse has outdoor bike parking for 30 bikes, indoor bike spaces for 80 bikes and is close to public transit.

“It’s near the bus lines and we will also have on-site car sharing,” he said. “And a lot of people already have parking at OHSU.”

While LEVER Architecture is the design architect, the architect of record for the project is LRS Architects. Lango Hansen isproviding landscape architecture and the general contractor is Walsh Construction. KPFF Consulting is in charge of structural engineering and civil engineering is by 3J Consulting Inc.

Brian Newman, associate vice president of campus planning and development at OHSU, said the TreeHouse apartments are a great addition to Marquam Hill.

“There is always high demand from our students and residents for housing options closer to campus,” he said. “The TreeHouse did a great job of converting a small, challenging site into an attractive building that fits well with its surroundings.”

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Westmoreland’s Union Manor, a 300-unit affordable housing complex for seniors, will get a $30.2 million facelift. Construction starts this week and will be complete in about 22 months.

Robin Boyce, executive director of the nonprofit consulting group Housing Development Center, said the building rehab will completely replace the building envelope, provide new domestic water and HVAC systems and greatly improve energy efficiency, fire safety, accessibility and seismic resistance.

“This will make it such a better place to live and will bring in 84 new families,” she said. “We are making seismic upgrades, putting in 18 ADA (American Disabilities Act) units, putting in triple-glazed windows and new heating and cooling systems,” she said.

Most residents will be relocated during construction, she said, but all will be placed in other housing with no increase in rent. Average income of tenants is $18,500 per year, Boyce said.

Built in 1966 by the owner, the Union Labor Retirement Association, the seven-story Westmoreland’s Union Manor is one of the largest affordable housing projects in the state. It sits on 6.6 acres on Southeast 23rd Avenue, west of Southeast McLoughlin Boulevard and opposite Eastmoreland Golf Course.

Funding for the $30.2 million project came from collaboration between ULRA and the Housing Development Center. Key funding partners include the Oregon Housing and Community Services, the U.S. Department of Housing and Urban Development, PNC Financial Services Group and J.P. Morgan Chase.

The Housing Development Center will represent ULRA during construction. Walsh Construction will be general contractor and MWA Architects will provide the design.

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Walsh Construction is building a six-story affordable housing project in the Pearl District for San Francisco-based nonprofit BRIDGE Housing. The Ankrom Moisan Architects-designed building Ěýat Northwest Raleigh Street and 13^th Avenue Ěýwill have 155 total units, 127 of which will be affordable units for families making 30 to 60 percent of median family income.

The Abigail, named for late women’s rights activist Abigail Scott Duniway, will have 36 3-bedroom units, 51 2-bedrooms, 33 1-bedrooms, and 35 studios. The building will feature a ground-floor retail space, a landscaped courtyard, a children’s play area, a community room, a laundry room on each floor, secure storage for 213 bicycles with a tool-equipped area for repairs and 80 below-grade parking spaces. The project is slated for completion in June 2016.

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