Site Tour: The Ponds on Alexander

 

Inside the Clubhouse entrance at The Ponds (all photos by me)

AIA Eugene and the Willamette Valley Chapter of the Construction Specifications Institute jointly hosted a construction site tour of The Ponds on Alexander this past Thursday. I found the tour informative, as it shed light on both the unique attributes and the inherent challenges of this project. Despite facing rigid constraints, the design team of 2fORMArchitecture and The Satre Group managed to create a development that balances functionality with aesthetic appeal. Umbrella Properties is the owner/developer, and Essex General Construction is the contractor.
 
The Ponds on Alexander is a significant complex, comprising 195,000 square feet of floor area spread across four 3 & 4-story apartment buildings and a 2-story community building. In total, the complex offers 186 units on a 5.38-acre site that borders the picturesque Delta Ponds wetlands area. The unit mix includes 34 studios, 102 one-bedroom units, 49 two-bedroom units, and one three-bedroom unit. Construction is nearing completion, with the first residents expected to move in by late summer.

 

The Ponds on Alexander (rendering by 2fORM Architecture)

Richard Shugar, AIA, LEED AP, principal at 2fORM Architecture, spoke about the challenges of working within a pre-approved planned unit development (PUD) plan, which Umbrella Properties inherited from a previous developer. While the plan provided a framework, it also imposed strict limitations on the design and configuration of the project.
 
One key obstacle was the rigidity of the PUD site plan, which dictated the overall layout and building configuration, leaving little room for significant changes. Richard noted that if the team had more freedom, they would have reimagined the design to better leverage the site's proximity to the Delta Ponds. The existing plan didn't fully embrace the scenic views and natural setting, and its high parking-to-unit ratio seemed excessive given anticipated demand. Despite these hurdles, the design team incorporated elements from the natural surroundings, emphasizing views from certain units and using landscaping to harmonize with the environment.

 

Clubhouse exterior view.

Clubhouse interior.

Even within these constraints, 2fORM crafted a welcoming and well-appointed complex characterized by the firm’s trademark use of clean lines, attention to detail, and high-quality materials. Although the building orientation and layout were predefined, the complex still accommodates a range of community spaces and amenities. These include a fitness center, pool, spa/hot tub, BBQ/picnic area, clubhouse, and on-site management. The apartment units come equipped with all the modern conveniences and features you would expect at their price points.
 

Interior of the 3-bedroom unit.

Rental rates for The Ponds on Alexander range from $1,395 per month for a studio to $2,900 for a three-bedroom unit. These prices seem reasonable, given the level of amenities and the complex's location. Although the constraints imposed by the PUD plan limited certain design choices, the development is positioned to attract a diverse group of residents seeking quality housing.
 
Overall, the tour highlighted the project's success in overcoming the challenges of a rigid PUD plan. The Ponds on Alexander represents a careful balance between constraints and creativity, offering a range of amenities and a setting that integrates well with its natural surroundings. I look forward to seeing how this development contributes to the evolving landscape of Eugene's multifamily housing market.

UO Huestis Hall Tour

 

The March meeting of the Construction Specifications Institute-Willamette Valley Chapter featured a fascinating tour of the $90 million renovation project in progress at Huestis Hall on the campus of the University of Oregon. While the extensive renovation will result in a comprehensive overhaul of all the building’s major systems—including exterior envelope improvements, removal of barriers to accessibility, M/E/P upgrades, replacement of its elevators, and more—the primary focus of the presentation by Nick Pritchard of Lease Crutcher Lewis (the project’s Construction Manager/General Contractor) was the application of fiber-reinforced polymer (FRP) to address Huestis Hall’s structural deficiencies.
 
Constructed during the early 1970s, Huestis Hall’s brutalist aesthetic imparts a strong, yet simple, presence that is warmed with its brick veneer accents and large expanses of glazing. As was the case with most buildings built in Oregon before 1984, the original design of its lateral force resisting system lacked an awareness of the local seismicity exposure’s magnitude. Without necessary improvements, the 3-story concrete structure would sustain significant damage during a major earthquake. Wishing to secure its long-term future, the University prioritized upgrading Huestis Hall’s ability to resist seismic forces.(1)  
 
Before describing the extensive use of FRP, Nick summarized the overall project scope:

• Targeting of LEED Gold (with aspirations for Platinum)
• Comprehensive demolition of the building interiors down to the structure at the levels above-grade
• Addition of a new west elevator tower
• Thickening and infilling of the existing concrete cores as necessary to supplement the FRP reinforcing
• Tying of the existing concrete cores to the floor diaphragms by means of collector rods
• Construction of a new mechanical penthouse
• Installation of new M/E/P systems
• Restoration of the existing brick
• Window replacement
• Installation of new architectural finishes and laboratory casework
• Site improvements

Once completed sometime during 2024, the University’s Institute of Neuroscience (IoN) home in Huestis Hall will be fully refurbished, seismically safe, and state-of-the-art. It will provide IoN researchers with a supportive work environment that promotes collaboration and enhances their ability to tackle fundamental questions in neuroscience.

 

Installed FRP strips within the existing elevator shaft.

The use of FRP products for seismic reinforcing is common today.(2) FRP is a composite material that typically consists of strong fibers embedded in a resin matrix. The fibers provide strength and stiffness to the composite and generally carry most of the applied loads. The most common fiber types are glass, carbon, or synthetics. They are nonconductive, noncorrosive, and lightweight. Such reinforcement is particularly useful for seismic upgrades because it is relatively easy to install, an important consideration when it comes to retrofitting existing concrete structures that were not originally designed to withstand earthquakes. FRP is applied in the form of strips or sheets, which are bonded to the surface of the concrete using epoxy or other adhesive materials. The FRP resists tensile forces by enhancing the flexural and shear strength of the structure.
 
Overall, FRP materials provide an effective and practical solution for seismic retrofitting and strengthening of buildings. They can significantly enhance the performance of structures during earthquakes, reducing damage and increasing safety.
 
Nick described the process associated with the design, delivery, and installation of the FRP system for Huestis Hall. Though Catena Consulting Engineers furnished the initial design analysis of the existing structure and prepared the basis-of-design drawings. the detailed engineering of the FRP system was a delegated design responsibility, assigned to a specialized subcontractor possessing the requisite expertise. Simpson Strong-Tie is that subcontractor, a vertically integrated, full-solution partner for the FRP composite strengthening systems. Simpson and its subsidiary companies (Structural Technologies and Pullman Services) are providing turnkey, end-to-end services for Huestis Hall, from engineering through installation.

 

View looking up to the underside of the one of the floor structures adjacent to a concrete core to which it will be structurally tied. Collector rods will bridge the original seismic joint separating the components and tie them together once the infilling concrete between the original concrete joists is poured.

As Nick explained, Huestis Hall has presented more than its share of surprises and challenges. The building proved difficult to fully assess and document as record documents were incomplete or unreliable. Every existing penetration through structurally important walls needed to be documented. In one instance, a huge opening accommodating the passage of ductwork and piping existed where it wasn’t expected, triggering an expensive reconfiguration of the HVAC and fire protection systems. The existing elevator had to be removed in its entirety to facilitate the application of the FRP within the concrete shaft, a process that additionally necessitated the cutting of larger openings to facilitate the removal and eventual reinstallation of the elevator. The existing egress stairways barely exceeded the code-minimum width requirements, so Lease Crutcher Lewis is carefully monitoring the addition of the FRP strips to ensure the stairs remain code-compliant. On top of all this, the basement of Huestis Hall is home to a highly vibration and noise-sensitive Zebrafish facility, which is remaining in place and operation throughout the project’s duration.
 
The lessons learned that are applicable to any project involving the use of FRP include the following:

• Plan sequencing of the work very early on.
• Don’t rely entirely upon the design team’s ability to fully capture the scope of demolition necessary to provide access to the concrete surfaces involving FRP reinforcement.
• Carefully inspect all concrete surfaces scheduled to receive FRP; perform investigative demolition as necessary.
• Fully document all existing penetrations.
• Thoroughly analyze the access and control requirements associated with installing FRP in areas of the building occupied during the work.
• Consider how the build-up of materials (FRP, concealing finishes) may encroach upon required egress paths or accessible paths of travel.
• Avoid welding near or on top of the FRP.
• Anticipate temperatures unfavorable to the application of FRP (minimum required temperature is 45 degrees F).

Though costly, the renovation of Huestis Hall—as opposed to its complete demolition and replacement—was the right course of action taken by the University of Oregon. Renovating the building is the eco-friendly option, with fewer environmental impacts than new construction. Viewed through the sustainability lens, the carbon debt incurred will be smaller over Huestis Hall’s remaining (and considerably extended) lifespan.
 
Big thanks to Nick Pritchard for leading such an informative and transparent tour. And kudos too to Kayla Bundy (current WVC/CSI president) and Sydney Mills (president-elect) for arranging yet another successful chapter meeting. I’m looking forward to more!
 
(1)  A team led by my firm, Robertson/Sherwood/Architects, prepared a 2017 renovation feasibility study that provided the basis for the current renovation project. Alas, the University did not select us to subsequently execute the project, instead choosing TVA Architects.
 
(2) I have direct experience with the use of FRP on another seismic upgrade project. In many ways, the Olive Plaza Seismic Upgrade & Exterior Improvements project was similar to the Huestis Hall project. Both jobs involve the use of FRP, but also share in common the challenging logistics associated with the extensive renovation of an existing building.

Farmers Market Pavilion and Plaza Tour

 

Interior of the Farmers Market Pavilion (all photos by me).

Another week, another well-attended tour of a noteworthy project in Eugene. This time, the Willamette Valley Chapter of the Construction Specifications Institute, AIA Eugene, and the Willamette Valley Section of ASLA Oregon teamed to provide an insider’s look at the Farmers Market Pavilion and Plaza, which are rapidly approaching completion. During the tour, key members of the design and construction team provided a wealth of background information, greatly enhancing tour-goers’ understanding about what is destined to become a transformative project for downtown Eugene.
 
Our tour guides included Tanner Perrine, Senior Project Manager with Lease Crutcher Lewis (and current CSI Willamette Valley Chapter president) and Assistant Project Manager Riley Allen. Tanner and Riley described unique aspects of the construction process, including the decision to procure the pavilion’s cross-laminated timber panels from nearby D.R. Johnson Lumber Co. rather than a lower-cost Canadian source. This decision reflected Lewis’ commitment to sourcing products locally and minimizing the project’s carbon footprint, but also the challenges and uncertainties associated with cross-border commerce.

(l to r): Matt Koehler, Riley Allen, and Tanner Perrine.

Farmers Market Pavilion

 
Matt Koehler, ASLA, LEED AP, principal with Cameron McCarthy Landscape Architecture & Planning, and Christine Rumi, RA, LEED AP, associate partner with FFA Architecture & Interiors, ably presented the design team’s perspective. As I reported previously, the Farmer’s Market Pavilion and Market Plaza comprise just the initial phase of the greater Eugene Town Square redevelopment of Eugene’s historic park blocks. Matt addressed the challenges posed by the necessity of anticipating the Town Square’s phased development in the project’s design, as well as the Lane County Farmers Market mandate to utilize “hard” surfaces to accommodate as many vendor’s booths as possible (disqualifying the incorporation of lawn areas). Christine highlighted FFA’s strategic use of a simple, luminous form that not only alludes to agricultural greenhouses, but also wrings the biggest possible bang out of a very limited budget.

Interior view looking north.

Cross section of CLT wall panel.

 

What impressed me most during the tour is the spaciousness of both the pavilion interior and the plaza outside, which isn’t immediately evident if you only view the design while passing by the site in a car. Vendors and shoppers alike will enjoy a more interconnected, shared experience and sense of place than offered by any of the market’s previous incarnations. I suspect the combination of interior and exterior space for vendor booths will lead to the participation of more growers, enhancing the selection and variety of produce offerings.

View looking west across the Market Plaza toward the Pavilion. Note the pattern of different types of concrete paving. The areas around the trees will be infilled with tightly compacted decomposed granite.

 

When completed, Cameron McCarthy’s assertive patterning of colored and hand-seeded aggregate concrete panels, and decomposed granite will complement the relative plainness of the Market Pavilion. Matt said the composition of the concrete and DG panels alludes to the modernist design for the two Park Blocks to the south across 8th avenue, for which the art of painter Piet Mondrian inspired Wilmsen Endicott Architects and Lloyd Bond Landscape Architect’s 1958 design. The quality of the Market Plaza concrete already in place is outstanding, with nary a cracked panel in sight. 

I did find the 8,500 sf pavilion perhaps a tad too refined and crystalline in character. The board and batten lower walls will be painted white, further reinforcing its iceberg-like appearance. The polycarbonate panels that clad its upper surfaces aren’t as transparent as FFA’s renderings suggested they would be. On the other hand, the building’s simple form will function as a backdrop for the bustle of activities on the Market Plaza and suitably defer to a future Eugene City Hall, to be constructed at the north end of the plaza.  

West wall of the market hall. The metal straps toward the top of the wall are structural and will be concealed behind acoustical wall panels.

 
Whereas the exterior of the pavilion is icily cool, the exposed mass timber framing and CLT panels inside are warm and inviting. Most of the wood will remain exposed, but the upper portion of the west wall that separates the market hall from support spaces will be covered by acoustical panels to dampen reverberant noise. That surface will additionally host a specially commissioned piece of art. Likewise, the City of Eugene selected an artist to paint a mural on a portion of the building’s exterior facing West Park Street. I expect the art pieces to add a desirable touch of color to the building.
 

West side of the Pavilion, facing West Park Street. The area of yellow panels will receive a painted mural.

The Lane County Farmers Market intends to move in and welcome the community to the new Market Pavilion and Plaza on Memorial Day weekend, less than two short months from now. I’m looking forward to seeing the design come alive, bringing active uses back to what historically had been part of Eugene’s most important civic open space.

The New North Eugene High School

North Eugene High School site tour - February 23, 2022 (all photos by me)

Like other member-driven industry organizations, the Willamette Valley Chapter of the Construction Specifications Institute is shaking off the enervating effects of social distancing measures that helped keep the COVID-19 pandemic in check. Following two years of relative torpor, the chapter’s board of directors has resurrected a schedule of regular chapter meetings. I attended the most recent event, an informative site tour of the new North Eugene High School, now under construction.

Local voters approved the November 2018 bond measure, which provided funding for capital improvements at every District 4J school, in addition to construction of replacements for North Eugene High School, Edison Elementary School, and Camas Ridge Elementary School. The new high school building will be the first in the Eugene-Springfield area in more than 50 years. As such, it promises to significantly raise the bar for modern teaching, safety and security, efficiency and sustainability, and career technical education at the secondary level.

North Eugene High School rendering by Rowell Brokaw Architects & Opsis Architecture - View from the northeast 

The design team for the new North Eugene High School is Rowell Brokaw Architects with Opsis Architecture (the two firms previously collaborated on the design of the Arts & Technology Academy at Jefferson Middle School). The project’s construction manager/general contractor is Lease Crutcher Lewis. LCL senior project manager and current WVC-CSI chapter president Tanner Perrine led the tour. Rowell Brokaw principal Mark Young, AIA, LEED AP BD+C, and project architect Patrick Hannah, AIA were also on hand to offer insights into the design process.
 
Construction began in fall 2020 following demolition of the old Silver Lea Elementary School. As of Wednesday’s tour, the project is halfway through construction, with completion scheduled to occur in April of 2023. Upon opening its doors, the new school will not only replace the existing North Eugene High School (which District 4J will retain and repurpose for other uses) but also serve as a shelter after a natural disaster, with key areas built to meet higher seismic and resiliency standards.
 
Rowell Brokaw and Opsis organized the two-story building around a central courtyard. Unlike its sprawling, single-story predecessor, the new North Eugene High School compactly arrays its 216,000 square feet of program area in clear fashion, promising a strong sense of community for up to 1,200 students, faculty, and staff. An interior circulation loop will serve as a continuous “main street” for the school, with all major spaces—52 classrooms, 400-seat theater, main and auxiliary gyms, Career Technology Education shops, library/media center, and Commons—directly accessed from and connected to one another by the loop. The library/media center will further serve as a welcoming “lantern”

Rendering of the Commons (Rowell Brokaw Architects w/Opsis Architecture)

 
As the Rowell Brokaw website description for the project states, a key element of the design is the entry sequence. The main entrance is set back into the site so that students and visitors will approach it along a landscaped, tree-lined plaza. A glass curtain wall on the façade will offer views into the building and the courtyard beyond. The spacious two-story Commons, which serves as the hub of the school, will welcome students and visitors upon entry. The Commons will directly connect to classrooms, the library, career counseling, administration offices, and the courtyard while serving as the primary area for dining and gatherings associated with after-school athletics and performing arts events.  
 

Inside the future NEHS Theater.

Being relatively early in the construction schedule, it wasn’t possible yet to fully appreciate the character and form of all the interior spaces. Regardless, the scale of the project was apparent, as was the clarity of its fundamental parti.

Exterior view featuring the brick veneer.

Some of the exterior cladding is already in place. The dark gray, variegated brick veneer is particularly striking, delivering a welcome dose of visual heft and texture to the façades it is applied to. Contrasting metal wall panels and multi-colored cladding will help distinguish the different volumes and the functions they house.
 
I was curious about what impact the high levels of recent cost escalation have had on the project. Mark Young reported that, thankfully, Lease Crutcher Lewis procured the most inflation-sensitive building materials and systems for the new North Eugene High School before the past year's precipitous increase in their costs. For its part, the prudent simplicity and compactness of the design has paid dividends, contributing to the scheme’s overall economy. The upshot is the project will be achieved comfortably within District 4J’s overall project budget of $135 million.  
 
The Willamette Valley Chapter is proposing to conduct an additional tour of the new North Eugene High School, perhaps in a year’s time, when the project is nearing completion. I’ll look forward to that opportunity to see the school again and further gauge its merits as a 21^st century educational facility and as a work of architecture.
 

2022 Projects in the Pipeline

 

If the 2022 Projects in the Pipeline program was any indication, the breadth and volume of projects we can look forward to seeing take shape in here in Lane County over the next few years is impressive. The large amount of work hardly surprises us anymore, as the design and construction industries have proven remarkably resilient despite the economic and social turmoil we have endured since early 2020.
 
As with previous editions of the program, the Willamette Valley Chapter of the Construction Specifications Institute again invited representatives from local public agencies and developers to describe the current projects they're working on. This year, a combined in-person (at the Downtown Athletic Club) and virtual audience learned what the City of Eugene, University of Oregon, Lane Community College, and Atkins Dame, Inc. have in store for interested design professionals, contractors, subcontractors, and suppliers.
 
City Of Eugene
Representing the City of Eugene was Allie Camp, Development Investment Liaison for the City’s Community Development Division. Much of the work the city has queued up is associated with maintenance or upgrades to existing infrastructure. The diverse projects Allie enumerated include the following:
 

• Eugene Airport Passenger Parking Lot Expansion
• Eugene Airport Carwash Facility (which will service the rental car company fleets)
• Eugene Airport relocation of FAA fiber lines
• Willamette Connection (see more about this project below)
• Golden Gardens Park Planning
• Monroe Park Restroom Renovation
• Tennis Courts Reconstruction – Churchill Sports Park
• Lincoln School Park Renovation
• Santa Clara Community Park (a phased project for new community park on a 35-acre site)
• Susan Arlie Trail Design (the city wishes to hire one firm to oversee both design and construction of the proposed trails)
• Striker Field construction
• Amazon Creek Naturalization (eliminating the concrete channel the creek presently flows along between 19th Avenue and 24thAvenue)
• Franklin Boulevard (part of the comprehensive, years-long project to improve the Franklin corridor in partnership with the City of Springfield and Lane Transit District)
• Fire Station 1 and Fire Station 11 re-roofing and HVAC replacement
• Eugene Library Main Branch and Hult Center re-roofing projects
• Eugene Police Department Headquarters maintenance
• Lighting projects (including along the Fern Ridge path and lighting upgrades in various city buildings)
• Pavement preservation projects (21 in total, including a mix of pavement reconstructions and overlays)

 

Willamette Connection

I was particularly intrigued by the Willamette Connection project and its promise to improve the existing pedestrian corridor between 6th Avenue and 7th Avenue, flanked to either side by the Hult Center and the Graduate Hotel. The City’s goal is to make the path a fully accessible, more welcoming, and safe gateway between Eugene’s downtown core and the Market District to the north. The current grade change between the sidewalk at 7th Avenue and the Hult Center’s south entrance has always struck me as a confounding obstacle for mobility-impaired persons, so addressing this problem alone will significantly improve everyone’s experience. As a member of the local Japanese-American community (well, technically I am Japanese-Canadian), I also hope the Willamette Connection enhancements will preserve and enhance appreciation of the Eugene Japanese-American Memorial, which commemorates those who unjustly were interned by the U.S. government during the Second World War.  
 
University of Oregon
If I heard him correctly, Darin Dehle, University of Oregon Director of Design & Construction (and former colleague of mine at Robertson/Sherwood/Architects) said the UO completed projects totaling an astonishing $1.8 billion during the past biennium. Most notable among these are the Lyllyle Reynolds-Parker Black Cultural Center, the first phase of the Knight Campus for Accelerated Scientific Development, Unthank Hall, the Millrace Drive Garage, Bean Hall renovation, the University Health & Counseling Center expansion, and the new Hayward Field. Further reinforcing the university’s importance to the local economy, Darin provided an extensive accounting of upcoming design and construction projects representing an investment over the next couple of years rivaling the recent sums spent.
 
Like the City of Eugene, a substantial portion of that investment will fund maintenance projects and systems upgrades, among them:

• A new chilled water thermal storage tank
• Essingler Hall roof replacement
• Knight Library Elevator 5 and fire alarm upgrades
• Restoration of the Knight Library exterior
• Replacement of the historic windows of Condon Hall
• Building 130 seismic upgrade
• Baker Center, Cascade Hall, and Lawrence Hall reroofing projects
• Pacific Hall North mechanical systems replacement
• McMorran House deferred Maintenance & ADA upgrades
• Klamath Hall and Onyx Bridge exhaust fan replacements
• 12.5 KVA electrical switching and feeder loop upgrades (Science buildings and East Campus)

Additionally, the University is proceeding with the following larger scale projects:
 

Villard Hall (photo by Andrew Wendt, CC BY-SA 2.5 <https://creativecommons.org/licenses/by-sa/2.5>, via Wikimedia Commons)

• Heritage Project (full renovation of University Hall and Villard Hall, including the outdoor space between them)
• Huestis Hall Renovation ($63 million estimated cost)
• Knight Campus Phase 2 ($200 million estimated cost)

Through these projects and more, the University continues to address a pent-up demand for maintenance, modernization, and expansion, thereby ensuring its future competitiveness on the higher education landscape.
 
Lane Community College
Currently underway for Lane Community College is a set of projects funded through voters’ approval in May of 2020 of Ballot Measure 20-306 for a bond valued at $121.5 million. LCC is using the bond to address safety, security, and accessibility for all students on its campuses, workforce retraining and career technical education investments, and classroom and learning space updates to meet the needs of current and future students.
 
Thomas Goodhew, LCC’s Capital Construction Manager, described the various bond projects, which include:

• A new Health Professions Building
• Expanded Manufacturing and Technology Program facilities
• Campus earthquake and safety upgrades
• Updated Science labs and modernized Math, Arts, and Engineering spaces
• A new Workforce Development Center
• A new Public Safety Operation and Training Center
• Replacement of the college’s IT and cybersecurity infrastructure
• Related site improvements, equipment, furnishings, etc.

 

LCC Health Professions Building - Schematic Design Phase rendering

It’s my pleasure to currently work with Tom on the new Health Professions Building project. Robertson/Sherwood/Architects is the architect-of-record, and our frequent collaborator, Mahlum Architects, is providing design leadership. We are about to embark on the Design Development phase of the $22 million project, with construction slated to begin later this year. Fortis Construction is the Construction Manager/General Contractor (CM/GC)
 
A key aspect of the bond projects is LCC’s commitment to fulfilling the goals of its Community Benefits Agreement. The CBA directs the college administration to promote and prioritize local businesses, contractors, and worker in the procurement of services and materials. Moreover, the CBA prioritizes diversity and equity in the project workforce, requires utilization of state or federally approved training and apprenticeship opportunities on building projects, and incorporates sustainability objectives in the project’s design and construction.
 
Atkins Dame, Inc.
During the 2020 edition of the Projects in the Pipeline program, developer Jim Atkins of Portland-based Atkins Dame, Inc. envisioned construction of the first buildings for the much-anticipated riverfront redevelopment of the former EWEB maintenance yard occurring during 2021, but that was before the global pandemic temporarily froze the capital markets. Fast-forward two years, and Jim was pleased to report that construction in the newly dubbed River District will start this year. Atkins Dame’s purchase of the initial parcels recently closed, with further land acquisition slated to occur later this year and during 2023. The company has attracted $30 million in Opportunity Zone equity for the development.
 
The initial Disposition and Development Agreement (DDA #1), signed in 2018, put the project into motion on the entitlement, infrastructure design, and environmental fronts. DDA #2 subsequently committed Atkins Dame and the City of Eugene to choose between “low” and “high” density development options. The maximum possible density would see as many as 1,213 units of housing in buildings up to seven stories in height.

Parcel 3BC apartment building
 

SERA Architects of Portland master-planned the River District and is designing the first two buildings. A 4-story building with 133 apartments will rise on Parcel 3BC (one of the “portal” sites), while Parcel 7 (facing the 1-acre urban plaza at the heart of the development) will accommodate another 4-story apartment building including ninety-five homes. The two buildings will not include retail space (future buildings in the neighborhood will). Atkins Dame tabbed Essex General Construction as the general contractor for the projects.
 
Jim envisions the River District in six to eight years as a vibrant, mixed-use, mid-rise community. Along with the adaptive reuse of the former EWEB steam plant, the development promises to transform downtown Eugene by connecting it to the settlement's historic roots along the banks of the Willamette River. It has been a long time coming and certainly will be exciting to see take shape.
 

*      *      *      *      *      *

 
The popularity and value of the annual Projects in the Pipeline presentation is underscored by the support it receives from sponsors. This year’s list of sponsors is particularly impressive. Thanks to the following companies for supporting this year’s program:
 

• Atkins Dame, Inc.
• Architectural Woodwork Institute
• Lease Crutcher Lewis
• DeaMor
• Delta Sand & Gravel
• KCL Engineering
• Oregon Electric Group
• Mid-Valley Commercial Construction, Inc.
• Essex General Construction, Inc.
• Streimer Sheet Metal Works, Inc.
• Systems West Engineers
• FM Sheet Metal, Inc.
• PAE Engineers
• Scofield Electric
• Rowell Brokaw Architects, PC

And kudos to the members of the CSI Willamette Chapter board for organizing the event. If the Projects in the Pipeline program was any indication, the chapter is off to a great start in 2022!

COVID-19 Safety in Construction

The surge of COVID-19 cases during the past couple weeks is a wake-up call for all of us. Unfortunately, it appears life with the virus will continue to be our “new normal” for the foreseeable future. Until a vaccine is widely available, all businesses need to take precautions so employees, clients, and customers don’t catch and spread the disease. The construction industry is by no means immune (pardon the pun) to these concerns. What do experts recommend as the common-sense, best practices for minimizing the risk of transmission on construction jobsites? 

Last Wednesday’s June (virtual) meeting of the Construction Specifications Institute/Willamette Valley Chapter featured an informative presentation by David Kahn of Forensic Analytical Consulting Services, Inc. (FACS) on the subject of COVID-19 safety in construction. FACS is one of the country’s leading and most diverse industrial hygiene consulting firms. The company has stepped up during the current crisis by forming the COVID-19 FACS Expert Team, of which David is a member. The team has been continuously reviewing the latest data and guideline revisions to keep itself and FACS clients up to speed with the best science and right perspective on addressing the pandemic.  

Construction jobsites constitute unique and challenging settings in which project teams must overlay the recommended precautions associated with minimizing the risk of SARS-CoV-2 transmission. Each site presents one-of-a-kind quandaries. There may be confined spaces to work in, limited access to others, and other environmental challenges. Construction work often requires cooperative efforts in proximity with other team members and at odds with physical distancing recommendations. Equipment is by necessity often shared. New workers cycle on and off the jobsite with regularity, and each may unknowingly be carrying the virus. Different trades must endure different work arrangements to get their jobs done. The necessary precautions may slow or disrupt work progress, and their implementation comes with costs. On top of this, there is uncertainty about how the insurance industry will address the incidence of COVID-19 cases specifically arising from construction activities.   

The implications for contractors, building owners, suppliers, design professionals, and others who may visit a construction site demand the development and application of a clear safety plan and a safe work practices program. David provided some guidance in this regard, touching upon the necessity of risk assessment, work modification, enhanced hygiene, social/physical distancing, and medical screening. In a nutshell, David emphasized how putting well-considered plans and work practices in place—communicating and enforcing site-specific requirements—is critical.  

Why should each construction project have its own Safety Plan? Why can’t a generic set of rules and practices be applied? As mentioned above, the primary reason is construction projects and jobsites almost always present unique conditions. Additionally, regulatory requirements may vary from jurisdiction to jurisdiction, and with them the legal concerns and liability. Public perception and expectations regarding “acceptable” risk may vary from locale to locale. A significant reason for overlaying project-specific plans is the need for communicating a common strategy rather than allowing the owner or individual trades to default to their generic practices, thereby avoiding multiple sets of rules. The bottom line is a tailored Safety Plan is the responsible thing to do.  

The objectives of each project’s Safety Plan are to protect people, protect resources, protect the general contractor’s reputation, and to be defensible, practical, and flexible. Each plan consists of a Site Risk Assessment and a set of Safe Work Practices.  

Site Risk Assessment

A proper site risk assessment is a precursor to developing a project’s Safe Work Practices program. The assessment includes evaluation of the expected building condition, whether work can be staggered to limit occupancy, how much activity will occur indoors and within tight spaces, and whether workers will be in frequent contact with others. If the project is a renovation of an existing building, the questions to be asked might additionally include whether portions of the building not within the project scope will be occupied during construction and, if so, whether they the HVAC system will provide adequate levels of ventilation to mitigate the risks of virus transmission. Again, the key is understanding the particulars of the project to protect workers most effectively and everyone else associated with it.  

Safe Work Practices Program Elements

David outlined the key elements of a Safe Work Practices program for a construction project:

COVID-19 Safety Team

The COVID-19 Safety Team is comprised of a Core Team and an Extended Team for a given project. The Core Team possesses a command of the subject matter and organizational expertise. The Core Team is responsible for developing the Safe Work Practices Program and monitoring public health agency guidelines as they evolve to keep the program current.

The Extended Team implements the Safe Work Practices program, performs necessary training, enacts program provisions, represents individual constituencies within the organization, and solicits feedback regarding the program’s implementation.

Each Safety Team should have its dedicated COVID-19 safety coordinator.

Prevention

We’re all familiar by now with the recommended prevention practices: Wash your hands. Don’t touch your face. Stay home if sick. Wear a mask and use other PPE. Maintain social distancing. Clean and disinfect the worksite frequently. Medically screen workers before they step on site. Stagger trades and shifts to the extent practicable. All of these measures have proven effective and easy to understand. The challenge is to consistently and diligently apply them.

Response

If one or more persons on the project team contract the virus, the Safety Team will respond in accordance with established protocols. These include documenting the case, separating and isolating the individual or individuals, contact tracing, cleaning and disinfection, monitoring and validation, and follow-up as necessary.

Recordkeeping

Recordkeeping would include documenting the training conducted and also listing site, job, and task-specific activities. Keeping a log of all jobsite visitors (including their contact information) is an imperative, both to facilitate contact tracing and for verification and audit purposes. The Safe Work Practices program should also institute a formal record retention policy.

Supply Management

The Safe Work Practices program would also formalize the specification, procurement, distribution, and inventorying of necessary supplies, including PPE and cleaning products.

Additional Components

In the case of projects involving building sites that may be closed due to COVID-19 and subsequently reopened, the shutdown of water systems and HVAC systems—before closure, during closure, and before re-occupancy—presents its own set of issues. General contractors and occupants need to follow guidance for reopening buildings after a prolonged shutdown or reduced operation. Mitigating the risks of potential microbial hazards (such as mold in ducts or Legionella in standing or stagnant water systems) requires implementation of plans to control humidity, inspect and replace filters as indicated, and flush pipes and other systems.  

Safe work practices need to additionally include the public health practices for vendors that will enter the property during progressive states of pandemic concerns and mandated or recommended public access controls. These practices are to provide protection for the general contractor but also for the vendors, staff, or residents (of occupied projects).

Effective safety plans meet local state, federal guidelines and requirements. They are clear, concise, and effective statements communicating appropriate requirements and a commitment to measures that are feasible to implement.

As David explained, a well-drafted COVID plan—prepared with the assistance of consultants like the COVID-19 FACS Expert Team—coupled with training and consistent implementation of protocols is the best way to protect a company’s staff and employees and by extension their families. Additionally, having such a plan inserts a firewall to help protect project owners, GC’s, and other stakeholders by limiting liability.

The COVID-19 virus remains very dangerous and continues to pose a great threat to the health of the every one of us. Anybody involved in construction activities needs to be informed about, be aware of, and always follow safe work practices. Big thanks to David for sharing his insights and providing an essential primer on a topic of great importance today.

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Following the meeting, Emily Ricker—FACS Client Services Coordinator—sent me the following list of resource information about COVID-19 and the construction industry’s response to the pandemic:

Government Resources

Oregon Health Authority COVID Main Page

https://govstatus.egov.com/OR-OHA-COVID-19

Oregon OSHA Guidance for Construction

https://osha.oregon.gov/covid19/Pages/covid-19-contractors.aspx

Washington Safe Start Construction Industry Guidance

https://www.governor.wa.gov/sites/default/files/03.25.20-Construction%20Guidance%20Memo%20%28002%29.pdf

Washington L&I COVID Resource Page

https://www.lni.wa.gov/safety-health/safety-topics/topics/coronavirus

Centers for Disease Control & Prevention COVID-19

https://www.cdc.gov/coronavirus/2019-ncov/index.html

World Health Organization COVID-19

https://www.who.int/emergencies/diseases/novel-coronavirus-2019

 

Other Useful Resources

Association of General Contractors COVID Main Page

https://www.agc.org/coronavirus

CPWR COVID-19 Construction Clearinghouse

http://covid.elcosh.org/index.php

NIEHS COVID-19 Worker Training Tools

https://tools.niehs.nih.gov/wetp/covid19worker/index.cfm

Swinerton Construction COVID Safety Plan

https://swinerton.com/covid-19-prevention-protocol/

EIFS with Drainage

The month of May treated us with not one but two virtual meetings of the Willamette Valley Chapter of the Construction Specifications Institute. In addition to the earlier presentation about Jeffrey Commons, the tiny home village developed by Sponsors, we enjoyed a second meeting on the subject of Exterior Insulation Finish Systems (EIFS) with integral drainage technology. 

Bret Bastain, CSI, CDT, National Accounts Manager for Parex USA. Parex is an industry leader in continuous insulation, stucco, and architectural coatings and finish systems. Bret provided a comprehensive overview of state-of-the-art EIFS technology, including a listing of the key benefits and important considerations of EIFS systems, the various codes that impact their use, and why incorporation of a means to drain infiltrating moisture is essential.  

EIFS has been around since the years immediately following the end of World War II. Manufacturers in Europe developed the technology, spurred by the need to quickly rebuild war-ravaged cities there. EIFS has been available in the US market for the past forty years. It quickly gained favor in new commercial construction. Its prevalent usage today remains the non-residential marketplace, which accounts for 90% of its applications. Today, the area of installed EIFS in this country amounts to billions of square feet, or approximately 30 percent of all cladding on new commercial structures.  

For those who may not be entirely familiar with what an EIFS is, simply stated it is an integrated insulating, decorative and protective exterior cladding system for buildings. Chapter 2 of the Oregon Structural Specialty Code defines EIFS as “nonstructural, non-load bearing, exterior wall cladding systems that consist of an insulation board attached either adhesively or mechanically, or both, to the substrate; an integrally reinforced base coat and a textured protective finish coat.” The finish is often rendered to resemble traditional stucco, so people often refer to EIFS “synthetic stucco;” however, this is somewhat of a misnomer because technically “synthetic stucco” refers to the acrylic finish coating only.  

I first became acquainted with EIFS when I started my professional career in Canada during the early 1980s. The widespread use of the system in Canada predates its broad acceptance in the US by a few years. Unfortunately, the original, face-sealed (“barrier”) EIFS products would reveal elemental flaws in their application. The resultant failures and lawsuits—almost all attributable to moisture infiltration and the resultant mold infestations and structural damage—would threaten the very existence of EIFS manufacturers. This crisis spurred the industry to respond, which it did by developing drainable EIFS. 

Notwithstanding its troubled history, EIFS presents an attractive cladding option for designers and builders. Bret enumerated just a few of the key benefits of EIFS:

• Exceptional energy efficiency
• Reduced thermal breaks through the building envelope
• Resistance to structural movement without surface cracking
• Aesthetic design flexibility
• Low maintenance
• Light weight
• Durability
• Low cost
• Green building and LEED benefit

  
  

  
  

The problem with standard barrier assemblies is their water-barrier functionality begins at the surface. They do not provide means for draining incidental moisture infiltration and are dependent upon flawless installation of the entire system. Carefully detailed and correctly installed sealant and flashing are critical to surface/barrier EIFS. 

Incidental moisture occurs within wall cavities due to temperature and pressure differentials, and the reality of improper sealant and flashing applications or the lack thereof. It just takes a combination of three factors—moisture + an opening + a force (e.g. wind)—to result in potentially harmful moisture intrusion. EIFS with drainage acknowledges the inevitability of water intrusion by incorporating paths for moisture to escape from within the exterior wall assembly before it has an opportunity to cause problems. 

The critical components of drainable EIFS that distinguish it from conventional EIFS include a water-resistive barrier (WRB), air barrier, and drainage plane. 

Water-resistive barriers occur behind the exterior wall covering. They’re intended to resist liquid water that has penetrated behind the exterior covering from further intruding into the exterior wall assembly.  

Air barriers prevent air leakage and infiltration and isolate the interior and exterior environments. Notably, energy codes do not require air barriers in buildings located in Climate Zones 1, 2, and 3. Eugene is in Climate Zone 4, so air barriers are necessary here.  

WRB options include: 

• Self-adhering membrane sheet materials. Some self-adhering membranes are permeable whereas most are impermeable. They’re not always “user friendly” because their installation demands a high skill level. 
• Traditional sheet wraps. The integrity and sealing of their overlapping seams impact the overall effectiveness and performance of sheet wraps. They also require fasteners that puncture the membrane.
• Liquid-applied membranes are seamless and monolithic, eliminating concerns with overlaps and unsealed seams. There are no fastener penetrations associated with liquid-applied membranes as they are directly bonded to underlying sheathing or masonry.

 Some WRBs function as barrier to both liquid moisture and air leakage and infiltration. 

The drainage plane is critical because it provides a physical path for moisture to escape, principally relying upon gravity to initiate vertical movement and evacuation. To be effective, the drainage plan requires a minimum 1/8 inch gap between the WRB and the backside of the continuous insulation board of the EIFS. Most commonly, vertical adhesive ribbons provide the necessary gap. They offer the best multifunction performance (being the adhesive, base coat, and drainage plane), best wind-load resistance (by transferring the wind load to the entire substrate), no fastener penetrations, and the simplest, fastest installation. 

The International Energy Conservation Code (IECC) and the 2019 Oregon Zero Energy Ready Commercial Code (ASHRAE 90.1-2016) require continuous insulation, which EIFS readily provides. 2 to 4 inches of EPS typically satisfy the requirements of most climate zones. 

The finish component of EIFS assemblies have also evolved in response to the marketplace. Impact-resistant coatings are increasingly prevalent. High usage and wear areas require special consideration. Impact resistance can be achieved through the use of heavier reinforcing mesh, incorporation of an additional layer of conventional mesh, and/or the use of a high-impact basecoat. Bret did suggest architects consider incorporating thin brick or stone veneer in the façade assembly for even greater impact resistance where warranted for aesthetic reasons. 

And speaking of EIFS finish options, Bret cited the wide variety of coatings and finishes possible (including thin masonry veneer systems). The available range of colors and textures is only limited by your imagination. 

EIFS manufacturers (represented by the EIFS Industry Members Association) responded decisively to address the shortcomings of their original surface barrier systems by creating cost-effective, versatile, drainable alternatives. Thanks to Bret for providing those of us who participated in the virtual WVC-CSI chapter meeting with an excellent primer on EIFS with drainage. I hope to “see” more of the readers of my blog at our next opportunity to meet.