With the goal of sustainably expanding their offices, Oregon Dental Service (ODS) set their sights on a 50,000 square-foot industrial facility within the Willamette River Greenway. The Otak project in Milwaukie, Oregon focuses on the adaptive reuse of the poured-in-place concrete structure – while developing the 7.55 acres of land it’s built on – to create a modern cooperate office environment.
Industrial Reuse for a Sustainable Office Environment and Community Landmark
The building – originally constructed in 1956 as an industrial facility – is surrounded by residential development and, in its prior form, presented a stark image highly visible from major arterial access. The new design softened the original structure with the use of transparent additions to the building, improving the ascetics and natural lighting in the process. Design for the ODS Milwaukie Plaza allows views into the interior, as well as light, to break down the looming mass of the building. Creation of an interior street with light wells punched into the building contributed to natural lighting as part of a modern office layout. The application of these architectural devices creates the corporate image that ODS sought while creating a more appealing visual landmark for the surrounding residential community. Daylighting, sustainably-harvested hardwood floors, and the reuse of an old factory led to this project’s recognition for several awards, including acceptance into the US Green Building Council’s LEED – Existing Building pilot project.
What began as an underutilized quasi-industrial site in Portland’s Pearl District neighborhood was transformed into a nationally-recognized example of successful urban redevelopment. The Yards at Union Station would mark the district’s first housing project, and it set the tone for subsequent redevelopment in the area. An existing development of four and five-story buildings would grow to include turning 7.5 acres of decommissioned rail yards into a vibrant addition to the newly minted residential community with an emphasis on affordable housing, altogether offering a total of 724 rental and for-sale units for tenants of varying income ranges.
Brownfield Site Development to Revitalize Portland’s Historic Union Station Railyards
Constructed in 1896, Portland Union Station is an established landmark for the city that’s easily recognizable for both it’s Romanesque and Queen Anne architecture as well as its 150-foot clock tower. Sitting adjacent to the Yards at Union Station project site, terra cotta and molded brick of the Union Station building – which was added to the National Register of Historic Places in 1975 – provides the basis for a cohesive motif in the neighborhood. Use of the rail yards contaminated the soil meaning The Yards at Union Station would be developed on a brownfield site. The opportunity to clean up the site for redevelopment allows for the space to be safely reinvested in the community. This sustainable design also includes stormwater planters, energy-efficient lighting and native plantings among other features. With a priority on equity the city of Portland emphasizes that its investment make sure projects address the community’s greatest unmet community needs not only in housing but in economic equity. With over 200 jobs created, this project also exceeds the City’s MWESB goals for diversity in contracting on its way to becoming a viable residential neighborhood in the heart of the city.
Adding seismic resilience and capacity to serve a growing community, the Benton County Courthouse and Emergency Operations Center would be developed as two buildings on a 20-acre greenfield site. As owner’s representative, Otak has provided leadership on this project through significant permitting and land use processes in each step of bringing this concept into reality.
Streamlining Multiple Project Phases to Improve Community Facilities
Across approximately 48,892 square-feet over three stories, the new Benton County Courthouse is designed to support multiple essential community functions. Development of this greenfield site (with no existing infrastructure) required extensive master planning, including space for sufficient public parking as well as secure staff parking. With four courtrooms, jury deliberation and assembly spaces, among other offices, the design also incorporates safe circulation for judges, victims and other user groups outside the courtroom. The new Emergency Operations Center is a 7,490 square-foot facility that adds multiple rooms for training, search and rescue, and space for other emergency activations. That building utilizes a pre-engineered metal building (PEMB) structure to optimize the project budget.
The South Cooper Mountain, Main Street development is a public-private partnership that consists of three multi-family buildings as well as 40,000 square-feet of commercial space and community-use facilities. The site design includes low-impact stormwater management techniques including vegetated planters and swales. Landscaping consists of native and drought-tolerant plant species and the site’s transit design of the TriMet stop will support multimodal transportation.
Affordable Housing with A Sustainable, Accessible Design
In support of the project’s residential uses, the site received funding through the Metro Affordable Housing Bond, administered by the City of Beaverton as well as Oregon Housing and Community Service (OHCS) tax credits. As a first for South Cooper Mountain, an urban plaza was also included in the design to complement the project’s varied utilization. That park project consists 0.25-acre plaza that will be owned and operated by Tualatin Hills Parks and Recreation District (THPRD). With affordable housing goals accounted for, the project is also designed to exceed high universal design standards, going above and beyond code to provide accessible features. In designing the residential buildings, a sustainable approach in accordance with universal design principles includes solar-ready and electric vehicle (EV)-ready infrastructure. All together, these sustainable elements position the South Cooper Main Street project to be certified with at least Earth Advantage Silver standards. A multi-day design charrette with City of Beaverton staff delivered a site design that met the needs of the community, the jurisdiction, the developer and future residents and tenants. With a true multidisciplinary approach, Otak managed everything from land use planning and entitlement to site surveying and construction documentation to complete the design for this mixed use development.
The Sheridan School District is on a mission to, “provide each student a diverse education in a safe and supportive environment; that promotes self-discipline, motivation, and excellence in learning.” With a 2017 bond program underway, updates to facilities across the district were made possible in order to better serve that mission.
Bond Pre-Planning and A Long Range Facility Plan for School District Renovations
In its efforts to meet the district’s mission and overarching goals in developing students to become self-sufficient adults, the Sheridan High School envisioned significant upgrades to its interior and exterior. Renovations also extended to the K-8 Faulconer Chapman School. The bond program would allow for the complete replacement of domestic water piping and the hydronics delivery system. Those enhancements also involved a number of other updates including vinyl asbestos tiling (VAT) abatement, complete restroom remodels, direct digital control system (DDC) for heating, and grandstand development for sports facilities. Providing owner’s representative and construction management services, Otak’s continuous involvement on the Sheridan School District bond planning would permeate through all phases of the project. From value engineering, procurement, contractor selection, and construction management to overseeing design, procurement, construction, and quality control. Along with a long range facility plan (10 year) in place for the Barbara Roberts Career Tech Center, the Sheridan School District bond program will benefit students and the community for years to come.
The YMCA has a long, storied history of impact in communities across the globe. For The Family YMCA of Marion and Polk Counties, that history would be ushered into the future from it’s new community center in Salem, Oregon.
A Efficient Facility for Community Programs
With 128 years of of service, The Family YMCA of Marion and Polk Counties had been operating out of their 92-year-old building with limited efficiency. The outdated facility cost more than $550,000 a year to maintain and lacked the accommodations necessary to fully meet the needs of the community. In order to advance it’s daily goals of strengthening a diverse array of family units and furthering other social issues, the organization expanded it’s program service model and now has a community center with the capacity to support it’s broader mission. The ability to provide youth development, healthy living and social responsibility is enhanced with the expansion of a number of facility features including a rooftop running track, heated indoor swimming pool, three-court gymnasium, and expanded community spaces. From sourcing regional materials to a natural lighting infrastructure and glazing that maximizes daylight harvesting, there are a number of elements designed (primarily with the HVAC system) to exceed code minimums with a sustainability-focused design. As owner’s representative on the project, Otak has guided the three-story, 51,000 square foot community center into development while maintaining it’s place in downtown Salem, Oregon.
Originally built in 1936 as a post office, the site for the new Department of Administrative Services (DAS) Executive Building had long been under consideration by the state of Oregon for potential redevelopment. With $45 million in legislative funding approved, acting on the facility’s potential would become possible for DAS utilizing an owner’s representative to help make those plans a reality.
Advancing Client Goals to Modernize a Historic Building
Sitting to the west of the Capitol Building, the structure was erected at a cost of $310,000 and was dedicated on October 16, 1937. It was the only marble post office west of the Mississippi River outside of Denver’s. It served as Salem’s post office until 1976, when a new building on 25th Street took its place. Two years later an addition was built onto the 63,000 square-foot space but had seen no major upgrades since. Today, the site hosts DAS as the State of Oregon Executive Building and will continue to do so in the future as a modernized facility after the renovation project gets underway.
For the Department of Administrative Services (DAS) in Oregon, the main mission is simple: support state government to serve the people of Oregon. In an effort to improve the way it’s agencies collaborate and interoperate across its many locations, DAS aimed to develop the North Valley Complex as a one-state environment for its operations.
A One-State Environment for Connected Infrastructure Investments
The idea for the DAS North Valley Complex began with the state’s larger initiative around investing in strategic sites along major infrastructure routes. By adding this project to the list, DAS would have a flagship location for advancing those geographic investments as well as a site designed to solve a variety of challenges. From updating and consolidating antiquated laboratories to additional warehouse space and loading dock support, the complex accomplishes an overarching goal of bringing together multiple state agencies for improved collaboration. In order to ensure resilience goals are met, the project used a CM/GC delivery system. Along with site analysis to confirm the building purchase, Otak has served as the owner representative while also providing counsel on entitlement and permit management with the City of Wilsonville. Otak’s approach to look forward “over the horizon” anticipates issues before they become roadblocks and keeps project momentum to meet schedule milestones.
A vision that began as a conversion of the existing elementary school – built in 1953 – would grow into a modern K-8 Campus. That campus would allow Nestucca Valley School District to reintegrate the 7th and 8th graders into a space they can finally call their own after being taught at the high school location since the closing of the middle school a few years prior. From budgeting and value engineering to the procurement process of subcontractors and vendors, oversight by the Otak owner’s representative team ultimately kept the project $3.2 million under budget and allowed the district to add an additional project while optimizing taxpayer funds.
Bond Management for a K-8 Campus Vision
Funded by a $25.7M school bond program and a $4.0M State OSCIM matching grant, the new K-8 campus scope includes major modernization of the existing elementary school to address a variety of goals with practical improvements. Upgrades to water quality, heating and ventilation, fire sprinklers, windows, and interior finishing with LED lighting of the spaces designed to provide a modern, flexible teaching and community gathering environment for decades. The addition will also house the Nestucca Valley School District administrative offices. Expansion of the campus included construction of a new addition of 45,500 GSF new facilities. Also included are major enhancements to safety and security systems, information technology and communications systems. Exterior improvements enhance student transportation loading and drop-off zones while creating ample safe lighted parking areas for operations, community events and evening student programs. These updates also open space at the Nestucca Junior Senior High School to be re-purposed to allow for planned expansion of existing and new Career and Technical Education (CTE) programs.
Located in the heart of downtown Lake Oswego, the 4th Street Condos are designed to add a luxury cornerstone to the community.
With 15 units across four stories and 40,963 square feet of space, the project includes a below grade parking garage and rooftop amenity deck. All units have outdoor terraces while the penthouse units feature wrap around decks. All unit are double, master suite designs with one penthouse being a 3-bedroom layout.
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