Perched along the hillside bordering the burgeoning Happy Valley community, The Springs Living is an innovative senior living community providing a full continuum of living options for residents. The community was meticulously designed and constructed to encourage social belonging, support wellness and cultivate meaningful connections with the broader community.

210 total living units are spread among a mix of 104 independent living (IL), 74 assisted living (AL) and 32 memory care (MC) units in separate yet interconnected wood-framed buildings. The IL building is the largest at four stories, 169,000 s.f. and includes many of the amenity spaces while the AL building is three stories, 73,000 s.f. and the MC building is a single level, 26,000 s.f..

Residents can flow freely between buildings to access centralized amenity spaces, furthering opportunities for connection. Features extend beyond those that are typical to include a demonstration kitchen, art studio, zero-entry pool and whirlpool, two salons, community gardens, dog park and multiple dining options with surprising extras like a wood-fired pizza oven, wine cellar and smoothie bar for on-the-go healthy snacks.

A series of courtyards unite the buildings and encourage residents to enjoy outdoor activities whenever possible. In the main central courtyard, residents can experience a greenspace for cornhole, outdoor dining, a firepit under a structure designed to emulate a deconstructed barn canopy. A portion of the courtyard features overhead string lighting that invites connection into the evening for events and dancing under the stars.

Amenities were thoughtfully designed to all be on the ground floor to promote universal accessibility and engagement. Clear sightlines to all amenity areas also supports centralized staff operations, ensuring team members can respond immediately to any rising needs and eliminate barriers to help staff and residents move freely between spaces. This approach also supports The Springs’ rich social fabric of the community – all are welcome to join in at any time!

The Springs had not always anticipated this site for their new community. Originally the development was planned for another nearby site, as the 172nd site was slated for a big box store to accompany the lifestyle center Gramor Development was currently building.

An overview of The Springs Living Happy Valley. Photos by David Papazian.

LRS Architects had done a number of concept designs for The Springs’ original site but pivoted when the opportunity arose for The Springs to combine concepts with the lifestyle center. In placing the community next to the lifestyle center, amenity options grew significantly for residents – from a wine bar and coffee shop to wellness services and a veterinary clinic, the lifestyle center benefits from greater foot traffic and an attractive, welcoming development as its backdrop.

The memory care portion of the project presented several challenges for the design and construction team. The property that the memory care building sits on became available after the main project had been designed which required a separate zone change, design review process and building permit package to be issued. Additionally, this portion of the site was in wetland area, requiring extensive fill material and sitework efforts. The site for memory care was five feet higher than the original building so the project team had to address accessibility, both inside and out, to ensure a seamless connection and a cohesive overall community.

The memory care building features an abundance of customized amenities to ensure a healthy living environment for this sensitive population. Elaborate lighting control systems help enforce natural circadian rhythms, carpet in hallways is designed and installed with intention in patterning to limit trip hazards and improve wayfinding and color selection supports a calm, healing environment.

Thoughtfully incorporated sensory areas like a vintage kitchen, work bench and gardening table are placed within sightlines and allow residents to explore and connect while remaining in clear sight for staff. A central courtyard provides a safe and secure place for residents to experience nature in a healing way.  Windows throughout the space serve double duty, providing much needed daylight and further increasing sightlines.

R&H spent over one year in preconstruction working through details and crafting an approach for a smooth and efficient building process. While the overall site is seven acres in total, the actual footprint the buildings occupy is a significant portion of the site making staging, storage and egress challenging. With the project running in tandem with the Gramor lifestyle center, this intensified the challenges with site access. Precise phasing was critical to project success. Two cranes, one mobile and one self-erector, ran simultaneously to swiftly move materials onsite. Just-in-time deliveries were employed whenever possible to limit the amount of onsite staging necessary.

With the Independent Living building representing the largest and most complex portion of the build, crews began with the Assisted Living portion, closely documenting lessons learned to ensure maximum efficiency was achieved by the time the critical path portion of construction was underway. Detailed scheduling allowed for a strategic “crew chase” with each sub trade able to occupy one half of a floor during buildout, working from the top, down. Common area spaces, the community’s “jewelry box”, were completed last to limit foot-traffic through these spaces, lessoning the chances of any damage to the striking finish details.

This project started a year after the COVID-19 pandemic hit yet felt even greater impacts than some of R&H’s 2020 projects related to the economic affects. By the time construction began, material stockpiles had dwindled and were not being replaced. Products availability caused the need to pivot to other products that were more readily available at a moment’s notice. R&H created a tracking log of every major building product needed, verified with subcontractors on availability and strategized how we would obtain and store materials early to ensure availability.

During this time, quarantine requirements were also still in full swing. On several occasions, an entire plumbing or electrical crew would be quarantined for 10 days away from the project. This impacted the overall production, schedule, momentum and morale at the site.

Aerial view of The Springs Living site while under construction (June 2022).

Technology Tools, Innovative Methods and Thoughtful Details

• Building Information Modeling: A Revit model of all the buildings’ MEP systems was created by R&H with key input from the architect and structural engineer. This model ensured clash detection was handled well in advance of construction and aided in project schedule efficiency. Maintaining consistent and generous ceiling heights throughout the community was of particular importance to The Springs and the model helped support this effort.
• Floor joists were another area of particular concern that the Revit model helped support. Typically, floor joists are laid out on a 16” or 24” spacing without consideration for where the spacing lands. For this Happy Valley project, the client did not want any soffits in the living units so the bathroom and kitchen exhaust ducts needed to be routed inside the joist bays. It was critical these ducts exit the building in very precise locations so the louver for each duct on the exterior of the building lined up neatly and was in alignment with the architectural goals. Extensive coordination with MEP trades were poured into modeling this building element to ensure that once construction was underway, the joist spacing ensured alignment for the exterior exhaust duct louvers.
• PlanGrid: Building technology software PlanGrid was utilized throughout construction to document quality assurance and control
  measures.
• Mock-Up: Prior to construction, a full model of the exterior of an independent living unit was crafted to review installation sequencing and methods, compatibility and overall aesthetics. The focus areas included windows, columns that received stone veneers and details important to this population like the traffic coating on the balcony – must be soft enough for bare feet yet grippy enough to prevent resident slips.
• Sidewalk Detail: To further encourage safe connection with the adjacent lifestyle center, extra attention was given to sitework to provide easy, walkable routes for resident. Sidewalks were poured with stained/colored concrete to provide visual contrast and treated with an extra smooth finish to ensure wheelchairs and walkers could traverse with ease.

Design Inspired By the History of Pacific Northwest Agriculture

The design for the community draws inspiration from the Happy Valley region’s agricultural history and the Pacific Northwest’s distinctive farmhouses, barns and covered bridges. The site sits on former farmlands, and it was important to The Springs to honor the heritage of the community’s roots and provide an atmosphere that resonates with residents. The modern farmhouse aesthetic does just that with high quality, regionally sourced materials throughout like stone, brick, metal and wood. The millwork surrounds occupants in warmth and features multiple native species like oak, redwood and pine along with barnwood accents. The warmth of the wood blends with rustic elements like wagon wheel chandeliers, repurposed wine barrels, gabled rooftops and an entry Porte cochere to mimic covered bridges found throughout the Northwest. An impressive water feature greets residents and guests with a sense of healing, wellness and connection to nature.

High ceilings: a nod to traditional country home styles
Voluminous, brightly-lit vaulted ceilings and double-height interior spaces can be found throughout including the entry, dining room and memory care gathering space. The distinctive peaking roofline is mirrored in the vaulted wood truss ceiling in the main lobby. Real stone accents highlighted in both the building’s exterior and interior further support the grounded connection to nature. With challenges in procurement including long lead times and availability concerns for the stone, R&H’s crew ordered and stored this material onsite months in advance of installation.

Telling stories with tile
47 different types of tile are incorporated throughout the interior of the community. This detail helps delineate spaces and set the tone for each of the unique environments. For example, in Fancho’s pub, a more lounge-like feel was desired so tile with dark colors and golds were woven into to the pallet, while in the spa, lighter colors were incorporated to reinforce the calming environment.

Leading The Way For Senior Living

As a large-scale community, The Springs serves as home for over 200 residents, age 62 and over while also creating nearly 100 new jobs in the Happy Valley community.

Prioritizing proximity and accessibility
The Springs, Happy Valley serves the community by truly being a part of it. While traditional senior living communities focus more on internal amenities, the Happy Valley location draws on connection with the adjacent lifestyle development to encourage a campus-like feel for residents. A diverse array of restaurants, shops and services are located next to the site, helping to avoid the isolated “island” effect and instead achieve a “river cruise” effect, bringing residents to the center of activity. The Springs residents, guests and staff help buoy the local economy by supporting local businesses and providing activation at all hours near the lifestyle center.

Modern amenities centered around movement
From a sustainability perspective, the project is among the first senior living communities in the U.S. to earn FitWel Certification, earning points in all ten available categories. The project received the highest marks for health and wellness outcomes related to the design of site access, outdoor spaces, resident dwelling, shared spaces and overall operations and management. Extensive electric vehicle charging stations are provided throughout the large parking area. Overall, residents benefit from a building that supports the well-being of occupants and an overall healthy community for all.

Ample amenities like a putting area, swimming pool, movie theater, demo kitchen, craft room and fitness studio are just  few of the many amenities guests can enjoy.

A Collective Effort

Numerous organizations and agencies were integral to the success of The Springs Living, Happy Valley project from the early site investigation and planning phase through design, construction and ultimately licensing for assisted and memory care components of the project.

Significant right-of-way construction was managed by R&H’s team in tandem with the vertical construction, working closely with the adjacent Gramor Development lifestyle center, ODOT, DEQ, Clackamas Water Environment Services and the City of Happy Valley. One of the project site’s primary access roads and an area for right of way work was Vogel Road, which was also the main entry point for a neighboring elementary school. For safety, construction crews could not use this road during peak drop-off and pick-up times for the school.

Our team collaborated closely with the school district, City of Happy Valley and the bus transportation company throughout the school year to align schedules and ensure minimal disruption and safety for all.

The City of Happy Valley excitedly welcomed the new development that further extends the footprint of the suburban city, helping to bring job growth, further visitors to the area and helps promote a vibrant, walkable “15-minute neighborhood.” Happy Valley Mayor Tom Ellis commented at the project groundbreaking “communities like this are integral to helping seniors enjoy a healthy, safe, quality of life close to their beloved friends and family.”

Hair salon, residential unit and common spaces at The Springs Living.

Out with Isolation, In with Community Connection 

This project showcases the tremendous benefits of integrating senior living project into the heart of communities instead of tucking them away. The Springs Living has a passion for creating space and place for seniors to thrive and the Happy Valley location does just that. People can come together, receive a full continuum of living options under one roof while enjoying connection to nature and nearby amenities that keep people feeling active, barrier-free and less isolated. Residents also feel confident in knowing they are living within a healthy environment with the community’s high rating as a FitWel building project.

Nestled within over 600 acres of natural forest land that makes up Sunriver and the surrounding community you’ll find the Forest House, the centerpiece of Caldera Springs resort community’s eastern expansion. The Forest House is a community center providing an abundance of amenities catering to a growing multi-generational community. Adjacent to the Forest House, is the expansive Forest Park, which offers outdoor recreational infrastructure and serves as a link to Caldera’s Forestbrook Homes through a combination of forest-lined walking and biking trails. Visitors and homeowners of Caldera Springs can enjoy Forest House’s exclusive offerings.

The Forest House, designed by Zehren & Associates, is a 10,000 s.f., ground-up, wood and steel-framed amenity building, home to expansive assortment of indoor and outdoor activities. Inside, the space designed by ASD | SKY features high ceilings, exposed beams and large light-filled glass doors surround a welcoming family game lounge furnished with bright, high-end fixtures. Standout features include two duckpin bowling lanes, a shuffleboard table and a large wall-mounted Scrabble board. A contemporary fitness center offers panoramic views of the surrounding forest and mountain range, blending modern design with natural beauty. Piney’s, an indoor/outdoor café and bar, is the perfect stop to relax and unwind. Outside, residents and guests can take in the Forest House’s impressive aquatic center, comprised of a family pool, a kid pool, a soaking pool, a family spa and an adult spa. The 30-foot tall dual-racer waterslide is the crowning feature—with two tandem slides that curve into a figure-eight.

Standing in front of the entrance, guests will find a breathtaking view of Mt. Bachelor, which was intentionally created and required careful clearing of select undergrowth and trees. Additionally, the design of the pool area and deck was thoughtfully executed to keep the feel of being surrounded by the forest. Guests can flow easily from the Forest House directly into the adjacent Forest Park, designed by Cole Architects, which encompasses over 120,000 s.f. of outdoor space and includes six pickleball courts, 2,000 yards of whimsical paved and natural walking/biking trails, a play structure with covered seating, outdoor restrooms and a dog park. A grass-covered sledding hill was created for even more family fun during the cold winter months. Trails lead back to the Forest House and Forestbrook Homes, ensuring easy access throughout the community.

An Aquatic Center With A Complex Piping System

The pool system at the Forest House is nothing short of complex. Below the surface lies a network of pipes filling a 12-foot deep and six-foot wide trench, stretching 100 feet in length. 17 layers of pipe were carefully placed with layers of sand compacted between each level to protect the pipe. The work required extensive modeling, pre-planning and ultimately workforce labor to ensure that the trench system would work. Careful coordination was required as multiple subcontractors worked simultaneously near open trenches while the pools and main building were being completed.

Installing a 30′ Dual Racer Water Slide

R&H’s crew self-performed the installation of the water slides as an added value to our client. The slide materials were supplied by Proslide, a Canadian manufacturer. R&H’s own craftsworkers installed the 30-foot dual-racer slides, which involved working with an onsite consultant provided by Proslide to make sure that the installation was perfect. First, the 129 individual pieces of slide material had to be assembled section by section, with one to two people on the inside and outside of the slides as each bolt was carefully fastened into place. Second, the slides had to pass an inspection of 100 perfect rides without any bumps, catches or feelings of the seams while going down. R&H engaged the crews on site and community members to “help out” with test rides to reach the number required to pass a rigorous safety inspection. Despite being time and labor intensive the perfect installation of this standout feature paid off, culminating in a perfect installation delivered on time.

Building Through Extreme Weather Conditions

Construction of the Forest House started in October 2022 to minimize disruption to the occupied community and met the Memorial Day 2024 grand-opening deadline just ahead of the resort’s busy summer season. Crews were hit with one of the coldest winters in recent years, with heavy snowfall and freezing daytime temperatures reaching as low as negative14 degrees Fahrenheit at its lowest recorded point in mid-December. Cold conditions in Central Oregon are to be expected, but for a project of this scale the biggest challenge was keeping the ground thawed during the excavation and concrete pours for the building foundation that took place throughout the winter, in addition to underground MEP work.

Techniques for Cold Climates

Crews had to remove and replace 270 cover blankets each day to protect the work in progress. Often, our team would arrive to find the ground covered in snow or frozen solid, so our team used a Thawzall machine to keep the ground thawed for concrete pours. The process was repeated during the second winter of 2023, where crews continued to work through heavy snow while completing the pool deck and exterior sitework. Work never stopped throughout the two winter cycles – with a staggering 45,000 s.f. of pavers placed throughout the second winter of 2023.

Winding, Whimsical Trails at Forest Park

Unlike a typical resort amenity space, the Forest House is thoughtfully designed to balance standard offerings with standout features. What sets the Forest House apart is the scale and integration of its amenities. Forest Park features six pickleball courts, a park and playground, a dog run, outdoor restrooms and 2,000 square yards of winding bike and walking trails leading you to the Forest House. If Piney’s restaurant and bar wasn’t enough to draw a crowd, three pools, two spas and notably, one of Oregon’s longest dual-racer water slides entice both youth and adults. Inside, elevated game offerings energize the space: a fitness center with panoramic mountain views, duckpin bowling lanes and a family game lounge with a fireplace and floor-to ceiling glass windows that overlook the pools and a stunning view of the forest.

A  Haven in the Forest

The Forest House was built on undeveloped land, requiring the completely new installation of infrastructure including power, utilities, and plumbing. The site was carefully selected with minimal environmental impact in mind—undergrowth trees were selectively removed and processed, while construction debris was repurposed to create the sledding hill in Forest Park. Rising from a blank slate in both the coldest and hottest of climates, the Forest House and Forest Park stand as a testament to what is possible in community planning.

Sustainability at the Forest House

Sustainability is a defining feature of the facility, particularly in its building insulation and pool water filtration systems. The Forest House envelope and roof exceed code insulation requirements, with an additional two inches of insulation fully encapsulating the structure. This enhances energy efficiency, reduces waste, extends HVAC system longevity and ensures year-round comfort despite the high desert’s hot and cold temperature extremes.

Prioritizing Water Quality

Water management was also a priority. In accordance with Caldera Springs policies, all spent pool water returning to natural waterways must be dechlorinated. Given that the family pool is 114,000 gallons alone, an advanced filtration system was essential. Hidden within a discreet mechanical room, the dechlorination filter works alongside an intricate network of pipes—spanning across a 12-foot-deep, six-foot-wide trench with 17 layers of piping—to purify pool water before it returns to Caldera’s lakes and streams.

Bike and Pedestrian-Friendly Travel

As a bike-friendly community, the Forest House has bike parking for 152 guests, an additional 26 bike parking spots at Forest Park, and parking spaces equipped for electric vehicle conduits for future charging station capabilities.

A Seamlessly Blended Aesthetic

Designed to blend seamlessly with its surroundings, the Forest House complements the beauty of the Ponderosa pine forest while reinforcing a commitment to environmental stewardship. Its balance of social, economic, and ecological considerations establishes it as a cornerstone of the
community’s long-term success.

A Longstanding Partnership

In 2007, Sunriver Resort partnered with Zehren & Associates and R&H to build all of the original infrastructure for the resort community. Together, the Lake House, pool, pavilion, pedestrian bridge and vehicular bridge were constructed prior to Caldera Springs’ opening. Since then, the vision for the Caldera Springs community has continued to evolve, with the Forest House and Forest Park marking the next chapter of its growth. Our team has played a pivotal role in shaping this community from the ground up, with the eastern expansion introducing an entirely new branch of its development.

As the sister building to the Lake House, the Forest House maintains a strong architectural connection to its predecessor while embracing a more contemporary aesthetic. Designed to complement the original structure, it successfully balances innovation with cohesion—an achievement the ownership team takes great pride in.

Nestled on the corner of NE Sandy Boulevard in Portland’s Kerns neighborhood, the Splash project transformed a once dreary and industrial city corner into a vibrant, pedestrian-friendly hub with a mix of residences, one-of-a-kind artwork and ground-level spaces that provide community activation. A project by many names, the Splash development is the first phase of the re-development of the former Pepsi bottling facilities. The greater development, now known as the Pop Blocks, was rezoned and is intended to be a multi-phased, mixed-use, mixed-income development that highlights public open space and multi-modal public streets. Owner and developer Security Properties has partnered with Mithun for development master planning of the 5.5-acre site.

The Splash development is comprised of two main parts: a ground-up mixed-use building and the renovation of the adjacent Pepsi pavilion. Splash Apartments is an eight-story mixed-use building, which is divided into two towers and united by sky bridges as well as a shared underground parking garage. The 335,000 s.f. building is home to 219 units in a mix of models including live/work space, market-rate apartments, townhouse units and affordable housing. Ground-floor commercial spaces are available for lease within the mixed-use building.

Splash’s publicly accessible outdoor space includes 8,600 s.f. of community plaza on the east and south sides of the development, filled with planters, a water feature and a custom sculpture that is just one of the development’s art pieces. A multi-modal woonerf was developed on the north side of the development, a nod to future phases of the site’s masterplan.

The Splash project also included the extensive renovation of the iconic Pepsi pavilion, originally constructed in 1961. The renovation preserved the aging structure by refinishing structural glulams, repairing the dome roof, installing energy-efficient storefront that matches the original design intent and installing roll-up garage-style doors that open to the community plaza. The pavilion is available for lease and is slated for an 8,000 s.f. commercial space.

The Splash development, designed by Mithun, was constructed by R&H Construction, in partnership with Security Properties.

State-Of-The-Art Energy Efficiency

A Modern Water Heating System

To serve the entire development, Splash relies on three Nyle Reverse Cycle Chiller (RCC) units, four storage tanks and one electric tank, all working in a series to form a highly efficient water heating system. Each tank is rated for a recovery rate of 480 gallons per hour (GPH). Together, these units boast a collective recovery rate of 1,440 GPH—a stark contrast to the ~20-40 GPH for a typical home electric water heater. The system functions similarly to how a typical heat pump air conditioning system operates, but in this case the entire refrigerant system is self-contained within the unit. They circulate refrigerant through a compressor that heats the refrigerant, which in turn heats the cold water being brought into the RCC unit. The refrigerant is then circulated through an expansion valve and evaporator that condenses and dries the refrigerant before the compressor heats it again. The water continuously circulates in a loop, gradually heating to its target temperature. Additionally, a swing tank (electric water heater) that’s installed at the end of the system acts as both the first tank used and a backup heat source. Read more about Splash’s innovative water heating system in our blog feature here.

Splash Receives Conditional Award from Department of Energy

Subsequent to their involvement, the project garnered national attention as part of a conditional award from the Department of Energy to the New Buildings Institute to implement the project Made in America Grid Integrated Commercial HPWH Systems (MAGIC HPWHs) under the DOE Buildings Energy Efficiency Frontiers & Innovation Technologies (BENEFIT) program. The project is a three-year federal Department of Energy pilot helping bring to market a range of American-made commercial heat pump water heater (CHPWH) systems to enable the rapid decarbonization of hot water systems serving multifamily buildings. Bonneville Power Administration has also sponsored a one-year monitoring program through Ecotope to track the system’s performance, measuring temperature, flow and overall usage.

From 1961 to 2025: Renovating the Pepsi Pavilion

Designed by Scott & Payne Architects and built in 1961, the pavilion’s original use was around the Pepsi Cola Company’s bottling process. The building’s design embodied the nation’s post-war whimsy and enthusiasm for soda drinking with its iconic curved roof and delicately glazed storefront system of alternating clear and opaque panels. Though not on the historic register, the building is an iconic piece of Portland’s history, and it was important to the neighbors and community that the pavilion remain when the surrounding site was re-developed.

Security Properties agreed with the community’s vision and decided to reinstitute the pavilion’s bold presence along Sandy Boulevard and highlighting it as ‘the star’ of the site. This process included keeping the existing arched building, completing an extensive renovation of the aging structure and repurposing it into a hub for commercial activity alongside Sandy Boulevard.

The structure was made of primary and secondary glulams, each tapered with three different radii built into each member. The project’s engineer, SSF, conducted a structural analysis that revealed extensive rot at all four corners of the structure. Rather than full replacement of each rotted member, the project took a hybrid approach to remove the primary connections to the buttress footings at each corner and replace them with structural steel extensions and buckets to receive the existing glulams. The secondary glulams were selectively removed in their entirety and replaced with new members, however due to the age of the structure and the unique radii of the glulams, the team had a lot of concern over the ability to replicate the existing arches.

Glulams Built Based On Historical Documents

Templating the existing glulams did not guarantee that the new members would behave the exact same way that the existing glulams did. Attempting to recreate the glulams off historical documents also exuded similar concerns in addition to the accuracy and how the existing glulams had degraded over time along with adjacent members that were to remain in place. Given that neither option gave 100% confidence and full replacement of the structure was beyond the project budget, the team elected to have the glulams built based on historical documents, but rather than attempting to marry the new glulams with existing glulams, any time a new member was to meet an existing member, the existing member was also replaced to give the best possible chances that the new glulams would fit properly. The execution of this decision resulted in successful installation of the new members without any significant costs due to remaking/modifying members or causing delays to the schedule.

Another notable element of the renovation was the use of grade beams that tied the buttress footings at all four corners together. This meant that the grade beams are always in tension to prevent the glulam structure from caving inward on itself. Using this application with concrete is not typically known or used for due to its relatively weak properties from tensile forces.

Maintaining The Pavilion’s Original Flair

While the pavilion saw many structural and utility upgrades during the renovation, several aspects of the pavilion were returned to their former glory. After purchasing the property, Security Properties was given a stack of old drawings of the buildings. Tucked in the stack were the original architectural drawings of the mid-century pavilion, drawn by original architects Scott & Payne in 1959. Mithun was able to take that information and re-create the original design intent using modern materials on the pavilion’s curtainwall system. The result is a striking rectangular pattern that meets the original architects’ vision, but teams were able to bring it forward 60 years to make the pavilion whole again. The pavilion sits lease-ready awaiting its future tenant.

Splash’s Sky Bridges

While the sky bridges themselves are a stand-out feature of the development, the implementation of the sky bridges posed a few challenges both during the design and construction of the project. Structural design of the buildings required that each building comply individually with OSSC requirements. When it came to the sky bridges, that meant that the allowable seismic movement of one building also applied to the other, potentially in the equal and opposite direction. SSF determined that each building needed to be designed to accommodate up to 18” of movement at the highest level. 18” of movement on Building A, meant that 18” of movement on Building B also needed to be factored in, and when a bridge is connecting the two, that bridge needs to be able to accommodate the sum of those ranges.

So, the sky bridges on this project were designed to factor in a total movement of up to 36” in the longest direction, resulting in the need for large slip joints. The bridges were also a path for several MEPF routes so special considerations needed to be taken so that they would be able to move with the bridges. Large custom slip plates were fabricated to accommodate the slip amount at the walkable surface in both the X and Y directions along with proprietary Fabreeka pads used to support the structure of each bridge and allow the slip at these connections. For each connection that occurred at the building in the type 1A construction zone, three-hour IFRM material needed to be applied to meet building code along with appeal approvals by the City to sign off on the unique nature of these connections.

Lighting Up The Night Sky

Finally, one of the fun yet innovative elements of sky bridges is lighting incorporated within them. As a part of their commitment to weaving artistry into the development, Security Properties onboarded Steven Harper, a lighting designer, to provide a customizable lighting system that uses a DMX controller platform, similar to stage or concert lighting, to tailor the LED tape lighting to whatever the artist prefers. Doing this allows the bridges to project any number of looks, be-it festive, seasonal, for a Blazer game, or just show of some fancy waterfall effect cascading down the façade. Day to day, the bridges offer a rotating light show from dusk to dawn, with new patterns and colors ever 15 minutes.

A Public Plaza & Artwork for Everyone

Murals, Swings & Sculptures

In total, there are five pieces of art throughout the development, two of which are enjoyable to both residents and the public. Within the building, a 50’ custom mural highlights the first floor of Splash’s north wing, and the 8th floor amenity deck contains a “twinkle tree” approximately 15’ tall. Basket swing chairs provide residents a cool and comfy place to enjoy their ground-floor amenities. As you move outdoors, the bridge lighting display highlighted in previous sections is visible to all community members and offers a fun way for the public to engage with the development.

The most striking piece of art is the 23’ tall polished stainless-steel sculpture, aptly named “Splash”, which is perfectly situated on the east plaza and overlooks Sandy Boulevard. Splash was designed by Michael Benisty, an artist based in Portugal. Fun fact: as the project faced COVID-related delays, the sculpture’s deposit was paid, and the design was underway, before the project’s building permits were officially pulled – a testament Security Properties’ commitment to
integrated art. The striking piece was shipped from overseas and was installed in a full-day installation that required a mobile crane and several dedicated ironworkers. Weighing in at 3,500 pounds, Splash is the largest and most valuable piece ever created as a part of Security Properties’ integrated art program. The contemporary piece is one of the most significant pieces of quasipublic art that has been installed in the City of Portland in the last 25 years.

Community Plazas

In addition to art, the Splash development is also home to 8,600 s.f. community plazas on the east and south sides of the development. Including the dramatic “Splash” sculpture, the plazas are home to planters full of landscaping and greenery as well as beautiful curved architectural wood slat benches. The plazas provide breathing room and pedestrian-friendly gathering space for residents, commercial space visitors and passersby alike, allowing community members to take advantage of the space. The plaza on the south side provides function as well. The newly created Sandy Point gives more space back to the pedestrian environment and improves the safety of the crossing across Oregon Street.

Meandering Through The Woonerf

The development’s woonerf aims to create a unique experience for all visitors, defined by the extension of park-like landscape spaces into the middle of the right-of-way, thereby forcing vehicles to slow and meander through. The middle section of the woonerf also provides a spill-out plaza space with sculptural seats and sculptural tree planters defining the narrowed drive lane. The east and west ends create entry and exit courts, with street trees and short-term bicycle parking, and parallel parking to support the ground floor uses of the adjacent buildings, with width to accommodate emergency vehicle service.

Sustainability at Splash

Splash also stands out from a sustainable perspective. The project initially targeted Earth Advantage Silver certification but is on track to achieve Platinum certification, which will be finalized in March 2025. The project also received the largest incentive rebate check ever from the Energy Trust of Oregon.

Splash’s efficient RCC water heater system is one of the key sustainable elements of the development. Additional sustainable features include low-flow water fixtures, drought-tolerant landscaping, ample bike parking/storage and use of low VOC construction materials. Splash is home to 40 electric vehicle charging stations as well as being located near several public transit options.

Re-defining Mixed-Use

The Splash development is part of a greater story – a multi-phase redevelopment of the former Pepsi site in Northeast Portland that has been thoughtfully master planned by Security Properties and Mithun. When building a multi-phase development, you must consider how element of the current project incorporates itself architectural, financially and sustainably into future phases. During construction of the Splash development, Phase 1 of the masterplan, R&H worked with the development team to consider how the tieback systems used for this phase’s below-grade parking structure might impact future phases. We studied how to minimize any conflicts they would have with the future phases below grade parking structure. The team incorporated modeling of the tieback system with the potential structure of the next phase to find clashes and problem solve conflicts that could be seen when building the future Phase 2.

As part of the masterplan, Splash also included the construction of a publicly accessible private drive bridging 27th and 25th street, which was written into the Phase 1 plan. Phase 1 finished with a mix of temporary and permanent improvements to the woonerf with the final improvements planned to be completed in Phase 4. This would serve as both a public through street and a fire access road for each of the four phases of the super block.

Rendering courtesy of Mithun

A System Designed For Sustainability

To serve the entire development, Splash relies on three Nyle Reverse Cycle Chiller (RCC) units, four storage tanks and one electric tank, all working in a series to form a highly efficient water heating system. Each tank is rated for a recovery rate of 480 gallons per hour (GPH). Together, these units boast a collective recovery rate of 1,440 GPH—a stark contrast to the ~20-40 GPH for a typical home electric water heater.

How It Works: Efficient Heat Circulation

The system functions similarly to how a typical heat pump air conditioning system operates, but in this case the entire refrigerant system is self-contained within the unit. They circulate refrigerant through a compressor that heats the refrigerant, which in turn heats the cold water being brought in to the RCC unit. The refrigerant is then circulated through an expansion valve and evaporator that condenses and dries the refrigerant before the compressor heats it again. The water continuously circulates in a loop, gradually heating to its target temperature. Additionally, a swing tank (electric water heater) that’s installed at the end of the system acts as both the first tank used and a back-up heat source. 

Nyle RCC units

Installing High-Efficiency Machines at Splash

The installation at Splash posed unique challenges, as this type of system is rarely used in multifamily buildings. The large units, capable of generating airflow up to 16,000 cubic feet per minute (CFM), required careful planning to ensure appropriate intake and exhaust sizing—a high priority for a system like this.

Storage tanks

Saying Goodbye To Natural Gas

A snapshot of construction progress at Splash in NE Portland (August 2024)

Bonneville Power Administration has sponsored a one-year monitoring program through Ecotope to track the system’s performance, measuring temperature, flow and overall usage. We’ll continue to provide updates on R&H’s social media accounts as the project progresses, and look forward to when tenants will be moving into their new energy-efficient homes.

Client: Security Properties
Architect: Mithun

Toyota has led the innovation of sustainability in the automotive industry for decades. From launching the first mass-produced hybrid vehicle in 2000 to opening the first Net Zero ready car dealership in the world sixteen years later, one thing is clear: Toyota knows how to go green.

Built by R&H in 2016, Toyota of Corvallis is a commercial automotive project that includes construction of a showroom, service facility and inventory lot for Toyota and Subaru. The phased project schedule allowed the car dealership to remain open and fully operational throughout the entirety of the near two year project duration. The 1-story, 34,868 s.f. building is situated on a 137,400 s.f. site on Northwest 5th Street in Corvallis, Oregon. The project is LEED Platinum certified and was the first Net Zero car dealership in the world.

Phased & Occupied Construction

Toyota of Corvallis (TOC) was completed in three phases which allowed the car dealership to remain open throughout the project.

Phase I included the conversion of a gravel lot into an inventory storage lot. As a part of sustainability efforts, pervious asphalt paving was utilized on the lot, allowing rainwater to drain through the asphalt and back into the subgrade. This phase of the project also included installing LED lighting and landscaping in the lot.

The second phase of the project occurred on the most northern section of the project site. Teams demolished the existing parking lot before beginning construction of the north half of the new building; which would serve as the new service and mechanic shop. The 16,778 s.f. building is a combination of CMU and metal stud framing with composite metal panels and curtain wall. Inside is a full service shop featuring 18 service stalls and two carwash bays. After finishing the building, pervious asphalt was installed on the remaining parking lot. When this phase of the project was complete, TOC service employees moved into their new space resulting in no lost time for the shop. At this time, R&H also set up temporary trailers and moved Toyota of Corvallis’ office and employees into temporary trailers that remained operational through the final phase of construction.  Working on a fully occupied site and keeping the dealership open created several obstacles throughout the course of the project however R&H was able to overcome the challenge while maintaining both safety and schedule.

Demolition of the existing building and construction of the showroom made up the final 10-month phase of construction. The 18,090 s.f. showroom features 12 glass-walled offices, a break room and a 40-person training room. Finishes include a 9Wood ceiling, ceramic floor tiles and an 8’x60’ magnetic timeline, signature to Toyota dealerships, featuring Corvallis specific artwork. The exterior of the building is made up of ACM panels the iconic Toyota red band and Novum illuminated glass portal. Phase III of the project also included the installation of aluminum canopies and the construction of the covered service lanes.

Net Zero & LEED Platinum Certification

The Toyota of Corvallis project is one of a kind. Not only is it Toyota’s few dealerships to achieve LEED Platinum certification but it is the first Net Zero ready car dealership in the world. The building features many sustainable elements including a rooftop PV panel energy farm, geothermal wells and a 37,000 gallon rainwater collection cistern.

During phase II, crews also began the 7-week process of digging geothermal wells to feed the radiant heat flooring. After initial testing, engineers discovered they would need to dig 18 wells, instead of the planned 14, in order to generate the heat needed. The wells were drilled to 300’ feet in depth resulting in over 3 miles of piping used to complete the system. The efficiency gained from geothermal heating allows for minimal power usage by utilizing natural energy as the heating element in the system. This system further contributes to the movement of environmental sustainability that Toyota is known for.

How The Building Produces More Energy Than It Consumes

Atop the TPO roof sits an array of 1,025 PV panels, each comparable in size to 50” TV screens. Collectively, these solar panels are able to generate 298,000 KW of energy per year, which is the approximate consumption of 30 residential homes. This amount of energy ended up creating a challenge for the TOC team, as PP&L, the local electric company, had infrastructure that was unable to handle the amount of power Toyota’s solar panels would be feeding back into the system. As a result, PP&L required Toyota to pay for the facility upgrade in order to allow them send power back into the grid. R&H’s project team coordinated with PP&L to install a fiber optic line from the project’s solar ‘brain’ to a pole near the property corner that connects to the offsite substation, located over the railroad and across a creek. The line allows the PP&L substation to effectively shut-off TOC power supply to them in the event of a problem. Installation of this fiber optic line also resulted R&H’s teams managing new easements and permits with the railroad and other jurisdictions.

Sustainable Solutions: A Rainwater Cistern, CO2 Sensor System, and More

The TOC project includes several other sustainable elements including a rainwater cistern, CO₂ Sensor System and intricate building management system. The 37,000 gallon rainwater cistern collects rainwater to be used in the dealership’s landscape drip irrigation system. The building’s CO₂ sensor system tracks CO₂ levels in the service building. When the CO₂ reaches a level the sensor deems unsafe, large 16’ fans turn on and the coiling doors open to exhaust the CO₂ buildup. This, in combination with low VOC building materials, allows the building to maintain high indoor air quality at all times. TOC’s building management system services the hub for all building systems. From mechanical and electrical to lighting and some plumbing, the system monitors and meters 13 different points of the building’s energy usage and creates reports that can be viewed by employees and clients in the dealership showroom.  Other sustainable elements of the project include low-flow plumbing fixtures, 100% LED lighting and timer controlled electrical outlets. The outlets turn off at the end of the day to eliminate dormant energy use during the dealerships’ closed hours.

Since opening its doors in New York City in 2004, Shake Shack quickly gained a popular following with its take on classic American fare, featuring burgers, hot dogs, shakes, and more. Expanding its footprint across 30 states and numerous international cities including Dubai, Hong Kong, London, and Tokyo, Shake Shack decided to establish its flagship Oregon location in the heart of downtown Portland’s vibrant West End. Initially scheduled for construction in 2020, the onset of the COVID-19 pandemic caused a delay in the building start by nearly two years. Despite this setback, Shake Shack West End eventually emerged, transforming a former The Vitamin Shoppe into the bustling corner it is today.

Shake Shack West End is more than just a restaurant; it’s a testament to the intersection of preservation and contemporary vision through navigating challenges emerging from the past and emphasizing our interconnectedness as a city. Nestled adjacent to Portland’s beloved Pearl District, the restaurant sits at the corner of SW 10th and W Burnside Street, preserving the charm of one of the most well-known intersections in the city.

The unique details of the Shake Shack West End building are revealed in its carefully renovated features, such as the distinctive window openings that once served as roll-up garage doors for vehicle repairs back in the late 1930s. Located across the street from Powell’s bookstore, Dr. Martens and Sizzle Pie, the site has seen various automotive businesses, evolving from a Western Auto Supply Shop to Car Toys and, most recently, The Vitamin Shoppe. R&H’s meticulous renovation of Shake Shack West End spans 4,900 s.f. and includes a new roof, upgraded utilities, a full interior buildout, top-of-the-line commercial kitchen, a large hardscaped patio with an Ipe wood canopy and slat wall, tiered bench seating and bicycle parking. The single-story 1930s-era building retained its striking rounded bow trusses, which remained intentionally exposed and stand out from the modern all-white paint throughout the restaurant.

Approaching the restaurant from SW 10th Street, patrons are greeted by a vibrant outdoor seating area seamlessly extending from the street, with accents of green handmade tile on the Ipe wood planters and tiered bench seating. The asymmetrical wood slat wall connects the ground to the roof which will serve as a natural source of shade as plants grow upwards from the planters. The exterior of the building is covered in white thin-brick, which complements the large floor-to-ceiling windows, repurposed from the garage mechanic bays.

Inside, the restaurant boasts tall ceilings with the original bow trusses exposed. The ordering kiosks, booth partitions and tables are made from a warm brown Ipe wood, with bold emerald green handmade tile accents. The industrial-style matte black tile on the wall of the customer-facing ordering counter creates a striking focal point against the clean white walls. Behind the counter lies a high-end commercial kitchen with a walk-in fridge, freezer and dual trap exhaust system within the range hood. The restaurant is sleek and modern, with an earthy color palette and exposed bulb lighting hung at staggered lengths that emulate raindrops and celebrate a Pacific Northwest industrial style.

Responding to additional scope requirements from the Portland Bureau of Transportation (PBOT), the project included new sidewalk and streetlight installations. Challenges during construction, such as non-uniform I-beams and the unexpected discovery of an underground decades-old 400-gallon waste oil tank, were skillfully addressed by the R&H team.

Not Your Typical Restaurant Tenant Improvement

Compared to R&H’s typical restaurant tenant improvements, Shake Shack West End stands out it its uniqueness for several reasons:

Bi-Coastal Communication
Overcoming obstacles also extended to effective collaboration with an east coast-based ownership team and a Chicago-based architect. Early communication proved essential, facilitated by using OpenSpace Capture to share virtual updates and project information. The process commenced with a comprehensive site walk, during which an R&H superintendent utilized a camera attached to their hard hat to create a 360° virtual record of the space, serving as a valuable reference point for owners and architects. Our team also spent time educating the ownership team on issues affecting the Pacific Northwest such as the importance of drainage and weatherproofing work, suggestions for anti-graffiti coating on the exterior of the building and the push for locks to secure the outdoor dining furniture. R&H’s goal was to advocate for building methods that were in the best interest of the owner to ensure the security and longevity of the restaurant.

Historic Renovation
The renovation of the 1930s-era bow-truss building required significant work to correct inconsistent I-beam sizes around the storefront windows and openings. The original plan was to leave the openings as-is and install glass, but the City of Portland required the glass square footage to be two feet higher than what existed. R&H worked to extend the height of the openings to meet city requirements and retain the general look. Throughout the demolition work the project team discovered artifacts like vintage taillights, mechanical equipment and old power lines that needed to be cleared out. Working in a building that had undergone numerous changes over the years resulted in inconsistencies to the structural grid, making “true to alignment” finishes look like they are out of alignment. R&H paid extreme attention to detail in working with trade partners to make sure the interior light fixtures and tiles were set in visual alignment to achieve the goals of the original design.

 Lack of Laydown Space
The site was located in one of Portland’s busiest and most popular intersections which posed many challenges. Deliveries were redirected solely to SW Oak Street and numerous “just in time” delivered were made to accommodate this. Site security due to the high-traffic location was also a concern, which furthered the need to keep a meticulous trade schedule to ensure that our team was ready to receive deliveries and oversee their installation. Often arriving on site at odd hours like 3 AM, the team worked strategically to ensure a smooth delivery process.

Public Sitework & Safety
The additional scope included the surrounding public sidewalk and lighting which required a new simplified street lighting system. Due to the high automotive and foot traffic on that intersection, the removal of the sidewalk required extensive safety signage, tight fencing and at times site security to ensure the safety of the project team and the public.

Customized Grid System
It was discovered that some of the trusses and posts were several inches out of alignment, so the R&H team couldn’t build according to a standard structural grid that was originally provided. The existing conditions were documented to the architect and engineer, and then identified on a new grid system made by our team. Dimensions were provided based on the real conditions of the site and handed over to the owners.

Revitalizing The SW 10th & Burnside Corner

Before Shake Shack West End opened its doors, the SW 10th & Burnside corner sat as a relatively neglected zone, primarily reserved for The Vitamin Shoppe customers’ private parking. Much of the attention in the area was directed elsewhere. The project’s expansive design, with a large outdoor seating and gathering space, completely transformed the area energizing it with a newfound vitality. The arrival of Shake Shack in Portland also generated substantial community interest and excitement. The project received widespread media coverage as the prospect of a nationally renowned East Coast restaurant chain establishing a presence in the heart of Portland’s tourist hub created a buzz that reverberated through the city.

Situated at a busy intersection, the jobsite became a focal point, contributing to the dynamic image of Portland. The once congested corners, filled with pedestrians waiting for crosswalks now offer open walking spaces, fostering a more fluid movement of people. The active presence of individuals enjoying their meals has not only enlivened the atmosphere but also contributed to a reduction in community tension by increasing the number of passive visitors and observers.

The incorporation of the covered and uncovered outdoor space is significant, especially considering the scarcity of such areas in the neighborhood and Shake Shack’s patio introduces a unique and refreshing addition. For tourists exploring Portland from around the globe, a recognizable restaurant like Shake Shack provides a welcomed respite from shopping and adds to the city’s appeal.

In a commitment to preservation, Shake Shack’s ownership team prioritized saving elements of the original building. Despite the potential cost-effectiveness of a complete demolition, efforts were made to salvage as much of the structure as possible. This commitment is evident in the preservation of the building’s original bow trusses and exterior walls, which outlines the spaces of the former mechanic car garage doors.

Additionally, the project addresses air quality concerns with the inclusion of a high-end “scrubber,” or dual grease trap. This exhaust system not only ensures a healthy working environment for Shake Shack’s staff but also mitigates the impact of cooking oil waste and other pollutants on the air quality for pedestrians passing by.

Overcoming Obstacles

The successful completion of this project hinged on the successful collaboration between our team and PBOT, The City of Portland DEQ and Pacific Power. R&H effectively engaged with the Portland Bureau of Transportation (PBOT) to fulfill new sidewalk and streetlighting requirements.

The City of Portland (DEQ) played a pivotal role in investigating an old 400-gallon waste oil tank discovered on the site during demolition work, subsequently granting R&H the necessary permit to either remove or abandon it in place. The tank, likely forgotten as site plans passed from owner-to-owner over several decades, was simply documented as an “unknown line.” When it was discovered, our team acted quickly to block access to the area and contacted the DEQ. After the DEQ’s resolution, it was approved to abandon in place. The process involved safe pumping, thorough cleaning, and subsequent filling of the tank, ensuring environmental compliance and safety for all involved.

A collaborative effort with Pacific Power became imperative when it was discovered that the initially presumed power supply for the building was insufficient. This unforeseen challenge prompted an in-depth investigation and coordination with Pacific Power, a process that extended over several months before a suitable power source from a local vault on Burnside Street was identified and access was granted. It required excavating a pathway from the vault to the building, restricting site access and requiring a temporary shutdown of a portion of SW 10^th Street into Burnside Street. Through the effective collaboration between our team and these public agencies our team was able to ensure the successful completion of Shake Shack West End.

Why Shake Shack West End Stands Out

At R&H, project went beyond the typical restaurant tenant improvement or building renovation. Its scale, complexity, prime location, heavy foot traffic and the merging of historical preservation with modern functionality, transformed the space into a communal gathering space that – all factors considered – reflect a stand-out project. These factors are:

Site Complexity
The project’s intricacy was amplified by challenges due to minimal laydown space, restricted site access, and the continuous presence of numerous subcontractors at various stages of progress (e.g., painters and excavators). This demanded meticulous schedule sequencing, constant communication and coordination across all project partner levels.

Team Adaptability
Unforeseen obstacles, like the discovery of the decades-old 400-gallon waste oil tank and insufficient power, tested our team’s adaptability. Overcoming these hurdles, in addition to the absence of laydown space required just-in-time deliveries and effective management of material delays. Despite these challenges, the project was successfully delivered just over four weeks from the original schedule.

Quality
The building’s exceptional features, including handmade tiles, premium woodwork, and high-end industrial fixtures, exemplify a quality that not only aligns with the brand but also fulfills the aesthetic vision set by the ownership team, who described the outcome as “beautiful.”

Urban Seating Footprint
The extensive covered and uncovered indoor/outdoor seating, especially in an area historically devoid of outdoor seating, is a notable element. The landscaping choices, while posing additional challenges, ultimately resulted in an impressive open area in one of Portland’s busiest and tightest crossing locations.

Security Methods
The project demanded heightened security measures in response to the high visibility of the site and prevalent issues of trespassing and camping in the surrounding area. Significant efforts were made to ensure the project progressed seamlessly without compromising security.

Preservation
Opting for the preservation of the original bow trusses and exterior walls, despite the potential ease of demolition, maintains the historical aesthetic of the SW 10^th & W Burnside corner. Transforming the former parking lot into a space for walking, seating and bicycle parking aligns with Portland’s sustainable values, contributing to the preservation of both history and community ethos.