A ribbon cutting event at Amity Orchards officially celebrated the opening of this new affordable housing community and the success it has already experienced in the year since residents began calling it home. The gathering of local leaders and project partners recognized the growing community and the leasing success it has experienced while voicing hope for its continued impact.
Remarks at the event by Beaverton Mayor Lacey Beaty emphasized the importance of affordable housing projects like Amity Orchards in the development of more stable, inclusive communities. With over 90% of units leased to more than 350 residents that range from young families to individual seniors, the project’s goals around facilitating a multigenerational community are already coming to fruition. Among those residents, 70% are also people of color, speaking to the diverse populace that’s formed. Hosted by project owner Wishcamper Development, the event was also attended by members of our architecture, civil, and planning and landscape architecture teams who contributed to the design.
More information about the planning and design behind this growing community can be found below.
About Amity Orchards Affordable Housing
Consisting of three multi-family buildings that provide 164 affordable housing units, Amity Orchards is one piece of a broader community plan for South Cooper Mountain that lays out further growth in the area. A variety of community amenities round out the complete design that also places a focus on sustainable features.
What began as a multi-day design charrette resulted in a vibrant living community that achieved universal design goals and Earth Advantage Gold certification. Among other sustainable elements, Amity Orchards includes green stormwater techniques, a landscape design featuring native plantings, efficient MEP systems, and electric vehicle ready infrastructure.
A public park, where existing sequoia trees were preserved, is part of the project’s emphasis on communal spaces. These amenities, combined with plans for mass transit stations, are part of an overarching design that aims to ensure community members are able to take advantage of experiences both at home and in the surrounding area.
Speakers gave remarks to those gathered during the official opening of Amity Orchards.
View of landscaping features and a communal space outside Amity Orchards
View of one building and surrounding landscaping at Amity Orchards.
In large-scale development and urban planning, turf grass is often the “default” for its low installation cost. But if we look at the lifecycle of a project, that green carpet quickly shifts from an asset to a significant operational liability.
Taking this long-term outlook often not only realizes an economic cost but practical and environmental ones as well. Increasingly landscape architects are finding better design solutions by looking no further than what already surrounds them.
In this blog we’ll dive into these hidden costs of turf grass and how native landscapes are creating lasting value in resilient communities.
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What is Turf Grass?
The use of turf grass in landscape architecture involves the placement of sod to quickly implement a controlled aesthetic.
What are Native Landscapes?
Native landscapes are designed to match the natural surroundings of a given area. This approach involves native plantings from the region that respond and thrive within that climate and conditions.
The Financial Reality of Turf Grass: 10-Year Operational Costs
Long has turf grass been used in the landscape for its fast implementation and immediate finished appearance. It’s also cheaper, at least at first glance.
While sod is one of the least expensive groundcovers to install, it becomes the most expensive to maintain and one of the heaviest environmental burdens. The reality is that these savings evaporate quickly when looking at the lifecycle of the project.
There are some key ways the long-term costs of turf grass take shape.
Maintenance Scaling
Over a 10-year period, the cost of maintaining traditional turf grass can be up to 7x higher than native landscaping. For multifamily developers and homeowners’ associations, this directly impacts the Net Operating Income (NOI) and HOA dues, respectively.
Labor Inflation
Turf grass requires weekly human intervention. In a tightening labor market, reducing high-frequency maintenance tasks is a strategic move for municipal budgets and property management firms.
The Environmental Strain
In many urban areas, 30–60% of municipal fresh water is diverted to landscape irrigation. For city administrators, turf grass represents a massive strain on local water infrastructure.
Chemical Runoff
Large-scale turf grass management often involves 10 times more pesticides and fertilizers per acre than industrial farming. This creates significant nitrogen loading in local watersheds and drainage systems.
Desired Outcomes for Turf Grass
The choice between turf grass and native landscapes is almost always a balance between design control and practical accessibility. What is the desired aesthetic and what are the functional needs from a maintenance community use standpoint?
For areas that need to be easily accessible as well as those that serve a specific purpose, such as a sports field, the use of turf grass is clearly the best option.
The Growing Application of Native Landscapes: Long Term Benefits
With a better understanding of low impact design and appreciation for natural features, there is a growing shift in the application of native landscapes in landscape architecture across a variety of applications. Forward-thinking developers are moving away from the “lawn-only” model toward high-performance landscapes.
The Break-Even Point
While native meadows or drought-tolerant landscaping may require a higher upfront investment in design and planting, the ROI is typically realized within 4–7 years through the elimination of constant mowing, chemical treatments, and irrigation repairs.
Stormwater Management
Native plants have deep root systems that improve soil infiltration, reducing the need for costly grey infrastructure and drainage systems. They are often an integral part of green stormwater infrastructure.
Aesthetics
Modern tenants and residents value “wild” spaces and biodiversity over sterile lawns. Native landscapes provide a unique aesthetic that differentiates a property in a crowded market.
Sustainability Certification
Motivated by many things from marketability to resource efficiency, the pursuit of various sustainability certifications take into account a variety of project elements. Use of native landscaping can be a significant contributor towards reaching the necessary thresholds of those rating systems.
Carbon Footprint
Gas-powered commercial mowing equipment is a major local pollutant. Shifting to “no-mow” or native zones helps cities and developers meet aggressive carbon-neutral goals and ESG requirements.
Native landscapes are a valuable asset for a region’s biodiversity. Often involving native flowering plants, these areas can be an essential resource for pollinators that are becoming increasingly scarce. This is especially true in urban environments.
Desired Outcomes for Native Landscapes
Across the wide breadth of landscape architecture desired outcomes on projects, the vast majority present opportunities to utilize the flexibility of native landscapes. Each instance involves (and requires) consideration of species that do well in the region to realize the benefits, often allowing a degree of creativity and customization.
These applications can vary greatly in size, from a small green stormwater feature to larger natural areas. The aforementioned sustainability rating frameworks also present a natural opportunity, and compounding benefit, of adding native landscapes to designs.
The Bottom Line
Continuing to default to turf grass is a choice to commit to indefinite high-cost maintenance and environmental degradation. Whether managing a city’s park budget or a developer’s long-term portfolio, consideration of native landscapes prioritizes resilience while simultaneously avoiding the “low-cost” installation trap.
Announcing the Transit-Oriented Development Toolkit
Transit-oriented-development creates vibrant, walkable, mixed-use neighborhoods surrounding transit stations, and is fundamental to the regional policy that sustains thriving transit communities. In support of this vision, Sound Transit and the Model Code Partnership, together with the cities of Everett and Lynnwood, Snohomish County, Puget Sound Regional Council, and other partners, are proud to announce the recent completion and publishing of the Transit-Oriented Development Toolkit.
Otak planners and designers were an instrumental part of the consultant team that developed this comprehensive, state-of‑the‑practice guidance, working alongside Kimley‑Horn (project manager), Mithun, and EnviroIssues.
Best Practices Visualized
The Toolkit includes chapters on urban design and placekeeping, land use and built form, multimodal streets, as well as resilient infrastructure and green buildings. It goes on to cover implementing regulations in these areas that can be integrated into local codes. Heavily illustrated, the guide presents best practices, policy considerations, design concepts, and regulatory language to support local adoption.
In addition to content development, Otak facilitated multiple workshops with the Model Code Partnership throughout the process. The work was funded primarily by a grant from the Federal Transit Administration’s TOD Pilot Program under the direction of Miranda Redinger, AICP, with Sound Transit. Otak’s team was led by Mandi Roberts, AICP, PLA, with key contributions from a multidisciplinary team of planners, designers, and technical specialists. That team included Ben Schneider, PLA; Mark Shelby, PLA; Cristina Haworth, AICP; Emily Larson; Samantha Cornejo; Brendan Wedderspoon; Marissa Chargualaf; Christopher Green; Casey McKenna; and Matt Neish supporting the work.
In celebrating innovators, leaders, and change makers shaping the built environment, the Daily Journal of Commerce (DJC) Oregon Chapter included six Otak experts as part of their annual Top 250 list.
The recognition includes representatives from a variety of groups from across our multidisciplinary expertise and complements a list of award-winning work. Selected solely by the DJC editorial staff, the honor recognizes leaders whose work improving communities in the region stands out for impact, integrity and influence. More information about this year’s members—along with a glimpse into one instance where each has made their mark—can be found below.
Kristen Ballou, PE – Senior Civil Engineer
Kristen Ballou, who is also a past recipient of the Women of Vision honor, has been designing increased connectivity for communities at Otak for more than two decades. Her efforts to improve transportation infrastructure have placed a priority on enhancing accessibility, multi-modal features, and an overarching increase in livability.
Boones Ferry Corridor
In leading work across projects stemming from the Tualatin Moving Forward bond program, Kristen Ballou was instrumental in finding the efficient multi-modal enhancements that now span the Boones Ferry Corridor. Learn more about the complete approach that overcame challenging site constraints to create a safer environment for the community.
Casey McKenna, AIA – Business Unit Leader of Architecture
With 28 years of experience, Casey McKenna specializes in mixed used, housing, and hospitality projects contributing to Otak’s multidisciplinary work by delivering complex architectural solutions. In developing the growing architecture team, he emphasizes the importance of trust and communication as an essential component to encouraging creative and innovative approaches. Casey’s commitment to his community extends beyond the office, where he is an active member of a local youth football organization.
The Byway at Wood Village
A common thread among Casey McKenna’s work is an approach to design that aims to incorporate themes from the surrounding area. Learn more about The Byway at Wood Village, a mixed-use development that seamlessly integrates with its place near the base of Mount Hood.
Sarah Oaks – Director of Project Management and Construction Management
Bridging the gap between project development and public trust, Sarah Oaks has been leading complex capital improvement projects at Otak for nearly a decade. Her wide range of work has been particularly impactful for communities in guiding public safety infrastructure projects and school bonds programs to maximize their value. Sarah is also a past recipient of the Women of Vision Honor and is an active supporter of the Architecture Construction Engineering (ACE) Mentor Program, invested in advancing the future of the industry.
Tigard-Tualatin School District Bond Program
With a combination of technology, safety, and seismic improvements, Sarah Oaks guided a $350 Million bond for the Tigard-Tualatin School District to maximize the community’s investment in its future. Learn more about the project and how it added and expanded its facilities while also supporting net-zero energy goals.
Amanda Owings, PE – Business Unit Leader of Transportation and Infrastructure
Dedicated to enhancing community mobility through impactful infrastructure projects, Amanda Owings stands out as a leader within Otak’s multidisciplinary team. Her expertise in transportation is matched by her ability to foster collaboration among the various disciplines to find the best possible solutions. Amanda is a Women of Vision honoree and an active member of the APWA Oregon chapter.
McGilchrist Street Arterial Improvements
A vital connection for the community of Salem, Oregon, Amanda Owings led efforts to not only improve the major arterial of McGilchrist Street but also the infrastructure and natural habitat it intersects. Learn more about the design of this roadway and its variety of impacts from traffic and flooding to fish passage.
Margaret Steinhilber – Senior Project Architect
Margaret Steinhilber is a leader not only within the Otak architecture group, but also in the firm’s broader efforts to support more sustainable development. She is a WELL Accredited Professional and member of the Green Otak (GO) Committee, bringing together experts across disciplines to collaborate on best practices and internal processes that add resilience in communities. Aside from her design work, Margaret is also a Women of Vision honoree and an active participant in mentoring students as well as volunteering with Lift UP to deliver food to those in need.
Cascade Administrative Building
The adaptive reuse of 70,000 square-feet within an existing two-story concrete tilt panel building became the new headquarters for Community Transit. Margaret Steinhilber’s design work emphasized employee amenities and an expanded space for a modern work environment. Learn more about the project and upgrades to several other Community Transit facilities.
Saretta Tillmaand – Project Architect
Saretta Tillmaand is a leader on both architecture projects and the development of future architecture professionals, as a primary stakeholder in the Otak internship program. Saretta’s extensive career in design is matched by her involvement with community service, volunteering for a variety of organizations and connecting colleagues with opportunities to do the same. A previous Women of Vison honoree, her team-focused approach aims to expand opportunities for hands-on experience, maximizing potential for professional growth.
South Cooper Mountain
Contributing to collective goals around addressing affordable housing within the architecture group, Saretta Tillmaand was vital to the development of South Cooper Mountain. The project included Amity Orchards, three multi-family buildings that add 164 affordable housing units. Learn more about the project and how it is integrated with the surrounding community.
As an aspiring architect, what options are there to pursue after licensure, and how do you reach the point of earning it in the first place? These central questions were explored during a recent panel hosted by the Oregon chapter of the American Institute of Architects (AIA) as part of their Emerging Professionals series.
The event—titled, Paths After Licensure—brought together five accomplished architects from across the region to share their journeys, challenges, and insights with a room full of early-career professionals and students.
Hosted at the Otak headquarters in downtown Portland, the panel provided young professionals in the architecture field with personal insights on the path toward professional licensure and the many career options that follow. A diverse set of professional backgrounds on the panel touched on topics across the full journey of professional development as an architect, from first interest through lasting ambition.
Including a Q&A with the live audience, the conversation covered several key areas:
Initial interest and first steps
Focus on sustainability and mitigating climate change
Matt Neish (far right) speaking during a panel on affordable housing solutions at the 2025 Bisnow Multifamily Summit in Portland, OR.
The 2025 Portland Multifamily and Affordable Housing Summit took place this April, exploring topics ranging from the current state of Portland’s real estate market and capital development to the impact of cost of living relative to rent setting. Otak’s Matt Neish, architecture studio leader, participated in a panel focused on innovative solutions to address the region’s affordable housing needs.
“As always, we’re proud to be at the table, contributing our expertise and working with partners who are not only invested in the future of Portland, but are actively shaping it.”
– Matt Neish, Otak Architecture Studio Leader
A Panel on Housing Supply, Wage Gap, and Development Cost
Matt was joined by a diverse group of voices deeply engaged in this critical sector, including Margaret Salazar (REACH Community Development), Ernesto Fonseca (Hacienda CDC), and Madeline Kovacs (Adre), with moderation by Scott Rosenthal (Stoel Rives). The discussion highlighted the growing disparity between housing supply and the widening wage gap, with panelists pointing to rising vacancy rates as a symptom of income-based rent setting models that are misaligned with actual tenant earning capacity.
Impacts from Income and Cost of Living
Although recent state and local bond measures have helped bring more affordable units online, panelists noted that the persistent vacancy issue is influenced by rents being tied to area median income (AMI). As AMI is impacted by higher earners, rent rates are often inflated beyond what many households can sustainably afford. This is especially true as the cost of living continues to rise faster than wages. As a result, developers are seeing more tenants experiencing missed rent payments despite qualifying for initial income requirements.
The panel also covered the complex funding and regulatory structures of affordable housing projects—which often cost up to 30% more than comparable market-rate developments. Factors contributing to this gap include extensive documentation requirements, prevailing wage and labor standards, and increased capital costs associated with layering multiple funding sources. Developers also face significant financial strain during the pre-development phase, often shouldering substantial upfront costs unless they can secure highly competitive pre-development grants.
Collaborating for Long-Term Solutions
Echoing broader themes at the summit, panelists agreed that addressing the region’s housing challenges—both in terms of affordable rental units and pathways to affordable homeownership—will require a collective, coordinated effort from public, private, and nonprofit sectors alike. Our architecture group continues to work closely with development partners to deliver affordable housing that not only meets critical demand but upholds high standards of design, functionality, and community cohesion.
Overall, the event served as a powerful reminder of both the complexity and urgency of the housing challenges facing our region. From market-rate development to deeply affordable housing, the conversations underscored the need for alignment and sustained collaboration across sectors. Otak remains committed to being part of the solution—leveraging design excellence to help expand access to housing and building more equitable communities across the Portland region.
With many disciplines working together on a variety of projects, perhaps the best way to get a feel for a firm’s impact is simply, a coffee with… the people doing the work.
This video series features experts sharing insights gained during their time in the AEC industry, with an emphasis on the importance of collaboration to meeting a common goal of creating better communities.
In this edition of ‘a coffee with…’, we learn from a landscape architect and a senior designer within architecture about the importance of designing and placemaking for people’s lives. Find out in the video and its transcript below:
Improving People’s Lives through Impactful Design
I think we’re changing lives, making them better.
One of the things that I love to see is when I go to one of these places that I’ve designed and there’s a family out there or kids swinging on the swing set. You’re seeing this idea you had in your brain come to fruition and being enjoyed by the community… it’s one of the best things.
My name is Chris Maykut. I’m a senior designer here at Otak working on the architecture team and I’ve been here for five years.
I’m Gabriel Kruse, I’m a landscape architect. I’ve been with Otak for almost nine years.
What is the Importance of Collaboration between Disciplines on Projects?
I really do believe this that there’s, you know, there’s no “I” in team… that collaboration is very key to a successful project.
He’s in landscape, I’m in architecture, I’ve got the built form, he’s got the natural form, but we also kind of come together and there’s this blended area.
So, I think we both have a job of imagining, creating, and developing places for people to inhabit. And I think that’s, you know, really important, and I think collaboration makes that a much stronger end result.
We meet, like, what’s it at 5 feet outside, 5 feet outside the building? Yeah.
But you know I think on the bigger projects we have multiple buildings… we create the space in between the buildings together.
I think for me as a landscape architect and working with Chris and architecture, we’re trying to make really great places for people to live. Going home to a great piece of architecture, going through that landscape experience, also just having all those all those pieces working together in harmony is a real goal of ours.
How Does a Multidisciplinary Environment Create Unique Opportunities to Work Together?
I think of Otak as a family, it’s kind of corny. But I have one project that the landscape consultant is outside of Otak, and another project where the landscape is Gabe or someone else on this team… I can coordinate and communicate with in in both situations quite well. But I feel just the family atmosphere of Otak, I feel like I can be more open and more responsive in communicating back and forth.
We both use a 3D modeling software and we’re both pretty good at using that software. So, we can exchange models together and say what do you think of this?
You know, he’s got this big building model and a lot of things going on in there.
And then I’ll take a piece of it and say, ‘hey, give me that model,’ and I’ll take it and then I’ll put my landscape design in there and I’ll send it back to him… drop that in there see what you think and then Chris [and I] we’ll just kind of work together back and forth that way massage it back and forth, massage it back and forth.
Not everyone designs that way, but I think Chris and I both have that. We’ll use that 3D modelling as a tool, as a design tool, not just a presentation tool. I think that, yeah, that is one way I think we really work together well.
What is Most Exciting about Working in the Design Industry?
Making someone feel like they have a home and it’s just not a place that they’re sleeping at. They’re having birthday parties. They’re, you know, sharing fun times with friends and family.
And, you know… we’re helping them create memories for their lives here at Otak.
We do a lot of multifamily and specifically affordable right now. I really enjoy that as opposed to doing, you know, high end condos in downtown Portland. There’s more meaning to it and… that gets me excited to come into work everyday.
Designing a park, then going to see it afterwards and seeing people use it; enjoy it; and then talking to the neighborhood and [seeing] just how much people appreciate open space… It’s a really important part of neighborhood design and community design.
There are a lot of when that’s where, you know, all the kids spend a lot of their time and that’s what I really look forward to.
With a unique approach that blends historic renovation with new construction into a cohesive structure, the Buckley adds mixed-use space and affordable housing to the growing outer Southeast District of Portland, Oregon. In leading the design, Otak incorporated elements from the original structure while expanding its space and access to light rail, contributing to the city’s broader goals for transit oriented development.
Adaptive Reuse Adds a Unique Mixed-Use Building to a Growing Urban Environment
The adaptive reuse design of the Lents Building incorporates three, two-story loft units, trusses, artwork, and other features into its character that date back to 1913 while also adding a new structure that replaces an adjacent parking lot. The renovation of the historic building required creative problem solving (including a structural brace frame) to maintain and enhance the original architectural character of the Lents Neighborhood while also incorporating modern design elements. With five floors, the building adds 47 residential units that meet average median income (AMI) requirements and a ground floor with commercial space. The complete design also includes a community room and a green roof that improves heat absorption and water runoff. Despite a tight site, the design maintains an active streetscape and setback that’s fully integrated with its urban setting.
In an inspiring celebration of achievement and excellence, Saretta Tillmaand, Amanda Owings, and Margaret Steinhilber – three remarkable women from Otak – have been honored with Women of Vision accolades by the Daily Journal of Commerce (DJC) Oregon!
The recognition adds to a growing list over the past several years of Otak people to receive the award:
2022 – Millicent Williams
2021 – Tanya Boyer, Rachel Laura, Cathy Kraus
2020 – Serah Breakstone, Tina Keller, Angela Khosa-Marangwanda
Every year, the DJC Oregon honors a select group of nominated women for their contributions to the fields of architecture, engineering, and construction – allowing them to set an example for others in the field and position them leaders in the broader communities we all serve. This year’s 46 Women of Vision honorees were project managers, CEOs, principals, company founders and more – all active in creating opportunities for the future generation of women in our industry.
Who are the Honorees?
Amanda Owings – Business Unit Leader of Transportation
For more than 20 years, Amanda has worked within all facets of transportation, from traffic signal review to accessible ramp designs. She now draws on that experience to design unique transportation solutions that are centered around the impact they have on existing systems and the broader communities her projects aim to service. Amanda sees value in cultivating relationships within her team and has taken opportunities such as treating her team to a local soccer game to facilitate teambuilding and comradery. She takes her role in leadership to heart and understands that building a quality team requires work and dedication beyond the day to day operations.
“I’m honored to have served the institutions I have, and thank you to Otak for believing in me since the beginning, for nominating these other deserving women and inspiring me on my journey.”
– Amanda Owings
Saretta Tillmaand – Senior Project Architect
Saretta is task oriented and skilled Project Architect who enjoys figuring out what tasks need to be done in what order to create the greatest efficiency. She excels at aligning client wants with available space and finding new materials and technology to make construction more efficient and sustainable. An ardent believer in community involvement and uplifting women in the field – she’s described as a trailblazer in the project architect’s group at Otak. She volunteers with Habitat For Humanity and served as a lead advocate for the U.S. Green Building Council’s operations within our firm.
“I’d like to thank my coworkers for seeing and acknowledging the work that I do. I’m often behind the scenes, so this honor is a testament to the importance of visibility.”
– Saretta Tillmaand
Margaret Steinhilber – Senior Project Architect
Margaret is a Senior Project Architect with a calm head and solid communication skills. At Otak, she works with the design team from concept phase through construction documents, coordinating with clients and consultants throughout the process. She continues to be involved through the construction phase, providing observation and coordinating with contractors and owners to ensure projects are in alignment with the construction documents.
Margaret prides herself on creating environments both beautiful and functional. She finds plenty of opportunity to follow her passion at Otak, because Margaret says her colleagues’ dedication to creating innovative, sustainable, and livable buildings makes coming to work something she looks forward to every day.
“Margaret is an example of dedication and is a role model to other women in the architecture group.”
– Matt Neish, Architecture Business Unit Lead
These three have demonstrated unwavering dedication, innovation, and leadership in their fields of architecture and transportation. The DJC’s recognition is a testament to their outstanding work, showcasing how their practices are not only impacting our company but also making a significant and positive mark in the greater AEC world.
In Fall of 2022, Otak opened its doors to our brand-new Denver office. We reinforced our presence in downtown Denver for several strategic purposes – including a motivation to deepen our commitments to and strengthen our relationships within the greater Denver metropolitan area.
And what better way to build relationships than to host an Open House! On October 5th Otak welcomed our valued clients, teaming partners, and local community members to Otak’s downtown space in the historic Elephant Corral building.
A Variety of Practices Forging New Relationships
At the event, we had the chance for meaningful discussion with local peers in architecture, landscape architecture, planning, water resources, and transportation. With a variety of clients in attendance, it was a fantastic opportunity to get better acquainted with partners and local organizations – some of whom we’ve already partnered with on projects, and others we hopefully will in the future.
Beyond Networking
The energy in the office was uplifting as the Denver community came together to explore the space, enjoy food and drinks, engage in meaningful conversation, and foster connections. The event’s success wasn’t just measured in terms of professional connections, but in the opportunity to engage and recharge together outside of a video call. We were honored to host this event and start dialogue with the potential clients, partners, and friends in attendance.
As we continue to thrive and grow our work in the Rocky Mountain region, Otak remains dedicated to contributing to the communities we serve. We look forward to even more vibrant and interactive events in the future, recognizing that it’s not just about planning and building infrastructure, but also about building bridges between people in our communities for years to come.
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