String of Gems

Projects Rising Along Willamette River Add Dazzle to Portland's Waterfront

The hustle and bustle of Portland's construction market is evident along the Willamette River's west bank. Nearly $1 billion in new projects are underway along the riverfront from the Oregon Health & Science University (OHSU) expansion at the south end to the Waterfront Pearl condominium development to the north. Their shared focus on sustainability ranges from green design incorporated into mixed-use developments to transportation projects that encourage people to park their cars and use alternative transit.

OHSU Building One and Portland Aerial Tram

Just a couple of miles downhill from its main campus in Southwest Portland, OHSU is expanding its operations with the construction of a new, $145 million facility that plays a key role in the South Waterfront development.

Building One, as it's called until a permanent name is chosen, is a 16-story, 400,000-sq.-ft. structure that will house medical offices, an outpatient surgery center, diagnostic imaging space, and a fitness and wellness center. GBD Architects of Portland designed an extension of the surgery waiting area as an atrium that features benches, a fountain and plenty of natural sunlight.

"The goal is to get away from the sterile environment of most hospitals," said GBD project architect Ron Huld.

The building design also incorporated several terraces, ample parking and unitized curtain-wall construction, a rare characteristic for a medical building.

"OHSU wants to build a different model," said Mike Custer, project manager for Hoffman Construction Co. "We felt we could utilize many aspects of commercial design and make a better, friendlier-looking building."

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In addition, Building One is designed to obtain gold-level certification from the U.S. Building Council's Leadership in Energy and Environmental Design (LEED). Its sustainable elements include a radiant heating and cooling system, a rainwater reclamation system and displacement ventilation. A bioreactor will convert raw sewage into useable, non-potable water. An integrated photovoltaic system will convert solar energy into electrical power, and a microturbine used for heat and power is anticipated to eliminate up to two-thirds of wasted energy.

Building One is just the start of the university's development along the South Waterfront, which eventually will include three nearby blocks, according to Mark Williams, OHSU project director.

"OHSU has had dramatic growth in the last 30 years," Williams said. "Our budget has gone from well under $100 million a year to $1.2 billion. We are a growth industry, and (this significant growth) led us into a very cooperative and collaborative process with the city of Portland and some private landowners to start creating and transforming what had been a postindustrial area into a 21st century neighborhood."

Patients and other Building One visitors will have access to OHSU's Marquam Hill campus via the Portland Aerial Tram, a 3,300-ft.-long link that eventually will connect the campus to a terminus near the South Waterfront. The city of Portland expects to begin construction of the $34.2 million project in June. It is scheduled to be finished by September 2006 and coincide with the completion of Building One and the Portland Streetcar extension to Southwest Gibbs Street.

Brad Wellstead, principal at Ethos Development Inc., which is managing the Biomedical Research Building and Patient Care Facility under construction on Marquam Hill, said the tram plays a vital role in connecting the main campus to the South Waterfront.

"The aerial tram is unquestionably a critical link to OHSU's future in maintaining its strategic competitive advantage," Wellstead said.

The Strand at RiverPlace

Situated between the tram and South Waterfront Park, a $110 million mixed-use development called The Strand will feature 222 condominiums in three glass and steel towers. When completed in 2007, the project will offer ground-level townhomes; a destination waterfront restaurant; retail and live/work space; and a 100-space parking garage for the public.

In addition, The Strand marks the final stage of the cleanup and reclamation of a brownfield site once home to the Lincoln Steam Plant. The site was contaminated by petroleum byproducts from years of operations and asbestos-coated concrete debris from the plant's demolition. Cleanup will occur with construction, which adds to the project's complexity, said Bob Forster, project manager for Walsh Construction Co.

"The biggest challenges are the site - there are a lot of environmental issues as well as a bunch of concrete demolition that had to happen," Forster said. "It's also a small site so there's going to be a lot of activity there."

Ankrom Moisan Associated Architects designed the project, which is being developed by RiverPlace Partners LLC, a partnership of developers Homer Williams and Jack Onder.

"We're excited to participate in the redevelopment of this prominent site, which links downtown to the North Macadam area," Onder said. "There is a bend in the Willamette River at this site that offers incredible views for people who use the buildings we will develop there."

Portland Streetcar extension

Residents and visitors who travel to RiverPlace now have another way to get there, thanks to an extension of the Portland Streetcar line. In addition to providing an environmentally friendly transportation alternative, the streetcar is a catalyst in the development of housing, neighborhood retail and office space in the area.

Tom Gilman, Stacy & Witbeck Inc. project manager, has been involved in the Portland Streetcar since construction began in 1999. The line's construction was divided into two contracts, the second including not only the RiverPlace segment but an extension along Southwest Gibbs Street.

"The RiverPlace extension was a little different because it included a new road with the Harrison Street connector," Gilman said. The streetcar line also followed the same route as the city's new combined sewer overflow (CSO) system under construction, which required a coordinated effort on behalf of both project teams, he added.

When service begins in late 2006, the Gibbs Street extension will connect the Portland Streetcar with the Portland Aerial Tram. At a cost of $15.8 million, the Gibbs Street extension has its own unique attributes, Gilman said.

"It involves a different type of track construction where the track leaves the street and goes to ballast track, like a typical railroad track where everything is exposed," he said. "And, once again, we'll be working along the CSO line so it will take a lot of coordination."

West Side Big Pipe

The CSO "West Side Big Pipe" project is well underway along the west bank of the Willamette River. The project incorporates a 14-ft.-diameter pipe along the west bank as the city of Portland attempts to prevent sewage from overflowing into the river during heavy rainstorms. Joint venture Impregilo/Healy/Obayashi is expected to finish the $293 million, four-mile long tunneling project in 2006.

As the west side portion of the project continues, the east side section remains stuck in a legal quagmire. Impregilo/Healy/Obayashi came in second to Kiewit/Bilfinger/Berger for the $500 million contact, a decision Impregilo/Healy/Obayashi has appealed twice. Though the first appeal was denied, Impregilo/Healy/Obayashi continues to claim the selection of Kiewit/Bilfinger/Berger will cost the city extra time and potentially millions of dollars. The firm's complaints to Portland's Purchasing Board of Appeals claim Kiewit/Bilfinger/Berger's proposal compromises the city's schedule because it recommends using one boring machine for the tunneling project. Any tunneling delays could add millions of dollars to Kiewit/Bilfinger/Berger's proposal, according to the appeal.

The Purchasing Board of Appeals is has scheduled a hearing, but the outcome was not decided when this issue went to press.

Design on the East Side Pipe is nearing completion and construction is expected to begin next year.

The East Side CSO Big Pipe Project is the largest of all Portland's projects to greatly reduce the overflows to the Willamette River. When this project is complete in 2011, the volume of combined sewage and stormwater that now overflows to the river when it rains will be reduced by more than 94%.

The sewer tunnel will be about 22 feet in diameter and will be six miles long. The tunnel route will begin south of SE Holgate Blvd. on McLoughlin and will end on Swan Island where it will be connected to the Confluent Shaft.

Although the exact route is now being determined the tunnel will be built under SE 3rd Avenue in the Central Eastside Industrial District.

Shafts

Approximately six to eight shafts will be built along the alignment. The shafts will connect existing overflow pipes to the East Side Big Pipe tunnel and provide aboveground access to the tunnel. The shafts will be approximately 50 feet in diameter and 100 feet deep.

The factors that are being considered in making tunnel and shaft location decisions include:

• Location of existing sewer outfalls,
• Community impacts,
• Land availability for construction and shaft sites,
• Buried features such as utilities, bridge footings and building foundations,
• Geology and soil conditions

These factors are being evaluated to determine the most cost effective and least disruptive alignment for the tunnel. The alignment is final, but refinements to the alignment are taking place in regards to the criteria.

The East Side Big Pipe will end at Swan Island. When the East Side Big Pipe is complete, it will carry sewage and stormwater to the Swan Islan Pump Station. The pump station will pump sewage through the Portsmouth Force Main, a pressurized pipe Environmental Services will build as one of the East Side CSO projects. The force main will discharge to an existing tunnel, which will take the flow to the Columbia Boulevard Wastewater Treatment Plant.

Waterfront Pearl

Waterfront Pearl, a $130 million, riverfront, condominium project just north of the Pearl and River districts, is under development by Portland's Naito Properties, Grancorp Inc. of Seattle and Pemcor Investment Corp. of Vancouver, B.C.

If approved by the Portland Design Review Commission in June, the water-themed development will feature four high-rise towers housing 370 condos and several live/work townhomes. One tower will offer a small retail space and underground parking, and the development will provide an additional 330 parking spaces for nearby Albers Mill.

Judd James, project manager for Portland's Otak Architects Inc., which partnered with Walker Macy of Portland and Soren Rasmussen Architects Inc. of Vancouver, B.C., said Waterfront Pearl is designed for LEED Silver certification and boasts a unique water feature.

"The four towers sit in a reflective pond that is sustainable," James said. "The pond cleans water that drains from the roof, it provides stormwater management, it helps control building temperatures and it serves as storage for firefighting. It does a lot more than just look pretty."

Construction of the first phase, which involves two towers, should begin this summer and be finished within two years. The second phase would be completed the following year.

Old Town Renovation

After almost four years of community planning, construction has begun on improvements to NW 3rd and 4th Avenues between Burnside and Glisan Streets. The $5.35 million project is a partnership between the Portland Development Commission (PDC) and the Portland Office of Transportation (PDOT) to achieve goals laid out in the Old Town/Chinatown Development Plan. The goal of the improvements is to strengthen the identity of this historic district, foster cultural and economic diversity, and promote a vibrant pedestrian environment for commercial, retail and residential uses.

The improvements will include new streets, concrete sidewalks with granite paver accents, new flowering Asian trees and installation of streetlights throughout the area. NW Davis and Flanders will become "Festival Streets" with public art installed on large granite planters. These streets will allow cars, but can also be easily closed to accommodate neighborhood festivals. Also throughout the project will be 20 bronze plaques picturing plants and flowers with historic quotations.

The first step is beginning the process of planting more than 100 flowering trees and 16 palms of Asian species to replace 43 aging trees. This will began in late March with the removal of the existing trees along NW 4th Avenue. The city's urban forestry staff and the city forester determined early in the planning process for the NW 3rd and 4th Avenue Improvements that many of the cherry trees in the project area are in failing health.

"The cherry trees have served the community well for many years, providing the community with identity and a glorious show of spring flowers. The collection is now failing with many trees missing and the remaining trees in poor health or significantly disfigured," said Brian McNerney, city forester with Portland Parks and Recreation. "The new plantings will have vigor and charm and will provide benefits to the members of the Old Town/Chinatown community for a long, long time."