The entire team is looking forward to building on the substantial progress we have achieved over the past months in advancing the Yellowstone Club Core Village construction project in Big Sky, MT. Battling the Montana winter this year countless manhours and consumables have been spent towards keeping areas warm enough to install products on the exterior and interior of this 475,000 square feet (44,129 square meters) Core Village project. It takes a lot of manpower, propane and mental toughness to work in these damp, freezing conditions daily. As spring begins, frequent thawing and freezing cycles continue. Nevertheless, structural steel and structural concrete has been completed, metal roof decking on Area 4 (Spa Building) has been installed, and the roofers have battled the conditions and managed to continue to dry-in the roofs on Area 1, 2, and 5. The site concrete retaining walls are underway along with plenty of other exterior work. The exterior punchlist process began in March on Areas 1 and 5. Exterior sheathing is wrapping up on Areas 3 and 4 and windows installation is following right behind. Tower Crane #2 has been removed to allow construction crew to finish the plaza work.
Construction is underway on a number of developments for Nishkian Chamberlain in Southern California. Here’s a highlight of a few of these recent starts:
A great deal of hubbub has surrounded the luxury real estate market in Downtown San Francisco in recent months. Newly completed is La Maison, a 28-unit luxury condominium building located at 241 10th Street between Howard and Folsom. Epitomizing comfort and sophistication, this 23,570 square-foot mixed-use residential structure offers a variety of one- and two-bedroom contemporary floorplans ranging from 518 square feet to 992 square feet, each individually custom designed to offer a unique living experience. Structural design was performed by Nishkian Monks. The structure is four stories of wood framing over one story of concrete construction (Type VA over Type IA). The wood framing consists of I-joist and glulam floor/roof framing with wood shear walls. The above grade post-tensioned concrete podium separates the residential units from the office/retail and parking spaces below. The structural foundation is an at-grade mat foundation.
A new mixed-use development is underway at 1395 22nd Street in San Francisco. The location will offer residents easy access to one of San Francisco’s Caltrain stations. The project will include two structures: an eight-story residential building over a below grade parking garage adjacent to a three-story industrial building. The northern residential building will contain over 250 rental units and the industrial space will be used for Production Distribution and Repair (PDR) by the City of San Francisco. The vertical load-carrying system for these buildings consists of post-tensioned concrete slabs supported by reinforced concrete columns and concrete shear walls. The façade uses various building materials to appear as individual residential buildings along the hill. The two buildings are supported by deep foundations and are separated by a seismic joint.
The site, perched on the east side of Potrero Hill, creates an interesting construction condition. The floor plates increase in plan as the building ascends the face of the hill. Where columns and walls intersect the slope, tiebacks will be used to tie the structure into the hillside. These tiebacks were peer-reviewed as part of the entire foundation system by a peer-review panel selected by the City of San Francisco.
A serpentine stair at the north side of the construction site will connect Missouri Street at the top of Potrero Hill to Texas Street at the bottom. The stair covers an elevation gain of approximately 85 feet and allows access to the residential building on multiple landings.
Set to be one of the newest mixed-use residential developments in Los Angeles, CA’s Koreatown, 700 Manhattan is well underway in construction and just completed the basement structure and is beginning to rise above grade. The seven-story, mixed-use-complex will contain 160 residential units, more than 10,000 square feet of ground-floor commercial space, and several amenities including a dog run, and pool/spa deck. Located between Manhattan Place and Western Avenue and 7th Street, the building contains two levels of below grade parking, ground floor retail, parking spaces, and second floor amenity space. Then floors 3 through 7 contain residential units.
San Francisco’s Mid-Market neighborhood has seen much development and revitalization over the past few years. Along Market Street, between 5th Street and Van Ness Avenue, apartment buildings, cultural centers, and office spaces are popping up left and right.
Opened in 2013, NEMA, a 35-story apartment building design by Seattle’s Magnusson Klemencic Associates, was the first luxury residential building in the neighborhood. Since then, many other residential buildings, such as the development at Trinity Place, have been constructed or planned. Proper Hotel opened this year and adds to the upscale palate of the neighborhood. A historic flat-iron building, built in 1907, was renovated and retrofitted for this boutique hotel. Proper Hotel’s amenities include ground-level restaurants and a new roof-top cocktail bar.
We are honored and thrilled that the Q21 mixed-use project in NW Portland was a recent recipient of the Structural Engineers Association of Oregon (SEAO) 2017 Excellence in Structural Engineering Award for a New Building Over $10M. Designed by YBA Architects and constructed by Andersen Construction Company, Nishkian Dean served as the Structural Engineer of Record on the project.
1201 Tennessee is a new mixed-use residential development located in the heart of San Francisco’s Dogpatch neighborhood. Historically industrial, the Dogpatch district has experienced extensive residential and commercial growth since the 1990’s. 1201 Tennessee sits on land that was once a 1,500-foot long building used for production of rope by the Tubbs San Francisco Cordage Company. The industrial nature of the neighborhood is represented by a silo aesthetic along Third Street while San Francisco’s residential, Victorian architecture is represented along 23rd Street.
Developed by AGI Resmark the apartment complex offers 259 mixed-income units with ample parking and retail space on the ground floor. The project also includes 34 affordable units for families earning 55% or less of the area’s median income. The complex amenities include bicycle parking, shared work spaces, a roof deck, and a protected courtyard with green space. 1201 Tennessee is adjacent to both the MUNI rail system and Caltrain, making it accessible for people working in San Francisco or Silicon Valley. The structure of this project is five stories of wood construction over one level of concrete with a mezzanine level, all supported on a pile foundation system. Concrete and wood shear walls provide the lateral force resisting system.
Fougeron Architecture has designed the apartment complex collaborating with general contractor Devcon Construction, and structural engineers Nishkian Menninger in San Francisco and Nishkian Monks in Bozeman. Our San Francisco office designed the concrete substructure while our Bozeman office designed the wood superstructure.
For more information about the project and endorsement of the development, please visit: http://www.fougeron.com/project/tennessee and http://www.sfhac.org/project/1201-tennessee-street/
As spring gives way to summer, construction crews are making swift progress at Yellowstone Club Core Village’s ongoing, $312 million mixed-use base village project to add more amenities for its growing list of members. Andy Sandoval, GE Johnson Construction Company’s project superintendent, sheds light on the progress being made at the largest construction project ever to take place in the Rocky Mountain region.
Formerly a storage site, the 3.3-acre lot at 100 and 150 Hooper Street in San Francisco just off of 7th Street and Mission Bay Dr. is being developed into office space and manufacturing space. Zoning requirements in San Francisco’s Design District dictate that one-third of the space must remain industrial space. The ground level of each building has been designed as such. This development will be ideal for a technology company requiring production space. 100 Hooper will feature an “urban farm” and solar panels on the roof.
100 Hooper comprises the majority of the site’s area. 100 Hooper is two long buildings connected by two “skybridges” at the second and third floors. The two buildings total 427,255 square feet of leasable space. Both buildings are four stories of concrete construction, utilizing shear walls and post-tensioned slabs. The two skybridges are steel, utilizing concentric braced frames as their lateral force resisting systems. The skybridges are connected to the buildings at one end by a frictionless surface, allowing the two buildings to move independently in a seismic event.
Engineering News-Record recently published a list of the largest new projects started in the Mountain States region last year. The list ranks the 60 largest projects that broke ground and real construction got under way on them between January 1 and December 31, 2016. The projects are located in the following states: Utah, Colorado, Wyoming, Idaho, Montana, and the Dakotas. The 2016 list of top starts is ranked in order by dollar volume, and shows the cost of the top projects in the region totaled over $4.5 billion. The list also enumerates an impressive mix of public- and private-sector work reflective of the growing economic diversity of most states in the region, with projects launched in the health care, hotels and resorts, transportation, educational facilities, office, mixed-use, and multi-family residential sectors.
At the top of this year’s regional list is our Yellowstone Club Core Village project, a 475,000 square feet mixed-use base village in which 48 ultra-luxurious residences, a spa, pool, fitness area, restaurants, and full-skier service facilities are being added to Yellowstone Club, a world-class private resort in Big Sky, Montana. With a $312-million construction cost, the Yellowstone Club Core Village is one of the largest projects in price and size in the history of Montana.
The Nishkian team is incredibly proud to be involved in the Yellowstone Club Core Village project. Credit and kudos also go to our project team: Hart Howerton, GE Johnson Construction/Jackson Contractor Group JV, Stresscon/EnCon United, Cross Harbor Capital Partners LLC, Discovery Land Co., Yellowstone Development, and everybody else involved. We are thrilled for a great start on the largest project in the Rockies!
For the full list of the top 60 projects, please visit ENR 2016 List of Top Project Starts in the Mountain States
By Robert A. Aman, PE, SE
This 7-Story, 202,200 square feet project with 162 living units located adjacent to the Conway District at NW 21st & Quimby in downtown Portland will be ready to rent out units starting next month. Nishkian Dean proudly worked with YBA Architects and Andersen Construction Company on this unique and challenging project. The project is highlighted by three-story tapered steel columns at the main entrance that form an “XXI” shape to symbolize the project name and street number location. These specialty columns were constructed with two tapered 12-sided steel sections welded together at the column midpoint to form a double-tapered member. A cantilevered post-tensioned concrete beam spans across the tops of the tapered steel columns to support four stories of structure above.
The Academy Square project is a new $300 million mixed used project being developed by Kilroy Realty Corp. and is located in the heart of Hollywood. The project has a 150,000+ square-foot footprint, the size of an entire city block, and over one million square-feet of office space. It is being designed with House & Robertson Architects, Inc. serving as the Executive Architect for the commercial portion, GBD Architects serving as the architect for the residential portion and Shimoda Design Group serving as the design and landscape architect.
The Rowan, located at 346 Potrero in San Francisco in the Potrero Hill neighborhood will complete construction by the end of 2016. Designed by Handel Architects for Trumark Urban, and constructed by Build Group, the Rowan includes a mid-rise residential building that will house parking, retail areas and residential units. The building stands 9 stories above grade with one level of both storage and utility space. The building will open with 70 residential condominium units, 5,000 square feet of open space and 41 parking spaces, with a basement level for parking, storage, and utility space. The total building area is approximately 88,000 square feet. There are also two outdoor common areas, one on the second floor and one on the ninth floor.
The Pierce is a new landmark structure bringing 232 luxury apartment and 8,730 square feet of retail space to San Jose’s South of First Area (SoFA) district. Project owner, Sares Regis, together with Steinberg Architects envision that this project will help to revitalize the area and become the gateway to downtown San Jose. In 2014, The Silicon Valley Business Journal awarded The Pierce “Best Mixed-Use Project.”
Standing seven stories tall – five stories of wood framing over a two-story concrete podium – The Pierce is an exceptional project from an engineering standpoint, as well. In order to maximize exterior window openings and allow for offset exterior walls, the wood frame portion of the building was designed using rigid diaphragm analysis. Traditional wood frame design uses flexible diaphragm analysis where lateral forces are distributed evenly between the short exterior shear walls and the long interior corridor walls. Using a rigid diaphragm approach, however, Nishkian Menninger was able to eliminate the need for exterior shear walls, instead distributing the lateral forces to the longer and more effective corridor and unit separation walls. Having been approved by the San Jose building department, the Nishkian offices are now applying this technique to other multi-unit residential buildings throughout the Bay Area.
During the past 18 years, Buckling-Restrained Braced Frames (BRBFs) have been used extensively in the United States as part of the seismic force-resisting system for buildings in regions of high seismicity. One of the first new construction projects in Montana that employed BRBFs was the Mill Street Lofts building located in north of downtown Bozeman. The Mill Street Lofts building construction was the first phase of a multi-phase urban renewal projects to revitalize an older, industrial sector of the city. The vision that the owner/developer, Mill District Partners, LLC had for the greater project was a main street lined with buildings, which paid tribute to the industrial sector while creating the look and feel of a downtown main street. Comma-Q Architecture, Inc. took on the role as lead designers and project managers for this project. Nishkian Monks served as the structural design consultant providing development and design of the structural system, construction administration, and special inspection of the building design collaborating with general contractor Martel Construction, Inc.
The transformation of a former pea cannery in Bozeman’s Cannery District on the northeast end of town into a four-story office/mixed-use facility is almost complete. Construction crews are hard at work throughout the site, finishing details and completing those areas not yet ready for public access. The developers, Cannery District Partners LLC, with Comma-Q Architecture, Langlas & Associates, and Nishkian Monks, hope to provide a new mixed-use and commercial/retail space to an up and coming live-work neighborhood.
Koreatown, a neighborhood in Central Los Angeles centered near Eighth Street and Western Avenue, is the most densely populated and diverse district by population in Los Angeles County, with some 120,000 residents in 2.7 square miles. The neighborhood lies near mass transit hubs including the Red Line and new Purple Line, 3 miles west of downtown Los Angeles, 4 miles south-east of Hollywood, 12 miles from Santa Monica Beach and 16 miles from Los Angeles International Airport. The boundary for Koreatown is approximately from Beverly Boulevard to the north to Olympic Boulevard to the south and S. Wilton Place from the west to S. Virgil Avenue to the east. And development is booming!
The surrounding areas are also actively growing; there is a resurgence of activity in residential, retail, and office in Downtown LA, the Westside is as strong as ever, and Miracle Mile is realizing huge growth in entertainment clients. Koreatown is the hub of all of these areas and begs new development as urbanization moves people from the suburbs closer to where they actually work. The population is looking to cut down their commuting time and carbon footprint and live somewhere with more infrastructure and amenities.
The Nishkian Chamberlain group of Consulting and Structural Engineers are currently collaborating with developers and architects on several new Multi-Family and Mixed-Use development projects. Here is a sample of a few projects we are currently working on:
Bryant Street Development in San Francisco, CA
The Bryant Street development, currently under design, is a collaboration with the owner, Nick Podell Company and the architect, BDE Architecture. The development consists of razing the majority of an entire Mission District block and constructing nearly 300,000 square feet of Mixed-Use development. The new building consists of a six-stories with two distinct architectural styles, 274 apartments, 4,300 square foot ground floor retail space and underground parking for 160 cars and 145 bikes all fronting Bryant, 18th, and Florida Streets. Special structural considerations include: a creative analysis approach of the structures lateral force resisting system to reduce the cost of construction by eliminating the need for exterior shearwalls; a post–tensioned concrete podium first floor slab – supporting first floor park- like landscaped setting with large trees and planted areas; a “Mat Foundation” system to eliminate the use of extremely large spread footings and minimize differential settlement due to varied soil conditions across the site; the design of an accessible roof top dining lounge area, BBQs, large wood arbors and trellises, and planting areas. The project is currently in design with construction slated to begin in 2015.
Nishkian Chamberlain is proud to be working with Kollin Altomare Architects on a new mixed-use development along the Valley Boulevard Corridor in San Gabriel, California.
Crossing 900 is the largest office project planned for Redwood City’s downtown area. The 300,000 square foot development boasts a planned LEED Gold rating, views of the bay and peninsula hillside, parking for over 900, and 5,000 square feet of retail or restaurant space. All will be located a short walk away from the Redwood City Caltrain Station, on a 2.3-acre site formerly occupied by a parking lot. The project developers, Kilroy Realty and Hunter/Storm Properties anticipate the office space for over 1,000 employees will be desirable and fill up fast when construction is completed in 2015.
Redwood City officials hope to bring new businesses and employees to the downtown area, and to be as environmentally friendly as possibly when doing it. With over 1,000 new residential units also planned for the downtown Redwood City area, the hope is for people to live and work in the growing area.
Five years ago in the morning of March 5, 2009, a gas main explosion and fire rocked the snow-covered Downtown Bozeman, destroyed five historic buildings and businesses on the north side of the 200 block of East Main Street, and killed one young woman. City building officials immediately worked with Nishkian Monks engineers to set up two-person evaluation teams to assess over 50 buildings in the six blocks affected by the blast, and cleared most of them for limited occupancy allowing the people whose homes and livelihoods were affected to start cleaning up and moving forward. Five years later, a lot has been accomplished in reconstructing the area and Nishkian Monks continues to work with the revitalization efforts.
Portland, OR – As part of the North Interstate Corridor Plan adopted by the Portland City Council in 2008, The Prescott is one of the five major developments meant to contribute to the urban “boom” in North Portland, and to set the precedent for future growth in the area. Sitting regally on the corner of Interstate Avenue and Skidmore Street, The Prescott mixed-use offers not only 9,500 sf. of ground floor retail space, but 155 market-rate apartments, and an underground garage with 111 parking stalls. Many of the apartment patios look out over the Willamette River toward downtown Portland and the West Hills with scenic views of Mt. Hood and Mt. Rainer in the background. The Prescott is meant to be the focal point of this gateway station, and Myhre Group Architects can be thanked for the creative design that truly embraces the future theme of the Interstate Corridor.