(954 Emkay | Renderings Courtesy of BLRB Architects)
According to an August 2021 GS Strategy Group/Gallatin Public Affairs poll(1) commissioned by the Bend Chamber of Commerce, Bend residents recognize that rising rents are making rental housing unaffordable for those who need them, and the affordability issue is affecting the ability of businesses to attract and retain employees. When asked about potential solutions to the affordability issue, a majority of respondents believe that building in (creating density in urban areas) and building up (allowing taller buildings in areas designated for apartments) are as important as building out (expanding the Urban Growth Boundary to increase the supply of buildable land). The poll shows strong support among residents for increasing density within the Bend Central District while providing a variety of uses (housing, retail, restaurants, office space) and bike, pedestrian and transit options.
The poll also provided the insight that 78 percent of residents surveyed believe Bend is growing too fast and, while a majority think density and urbanization is a positive, a significant percentage still have concerns about taller buildings and more density. In neighborhood meetings when we at BLRB Architects present concepts for our multi-dwelling apartment home projects, I often hear concerns these projects will negatively impact the quality of life for the surrounding neighborhoods.
There is no doubt that housing Bend’s growing population will affect traffic and change the look of our community, but at BLRB Architects we do our absolute best to work with quality developers who are willing to invest in minimizing these impacts and allow us to provide sustainable, high-quality, contextual designs. We do this by:
- Considering the buildings’ massing as viewed from the surrounding streets and as perceived by the adjacent sidewalks;
- Screening parking to the extent possible; and
- Analysis of existing traffic patterns and multi-modal transportation from transit, bike and pedestrians, in addition to private vehicles.
Alternatives to urbanizing and building up would be limiting supply, thereby continuing rental rate increases (increased demand and limited supply increases price); or sprawl, which is restricted by Oregon land-use laws. Sprawl in places like Atlanta, Riverside-San Bernardino, California, and Charlotte, North Carolina, has been linked to lower quality of life including poor health and constrained economic opportunity.(2) Sprawl also results in increased utility costs and tax rates to maintain a larger and more distributed utility and road infrastructure(3) and increases transportation costs and time spent for the extra distance a resident is required to commute between home and work.
In the same Bend Chamber poll, 67 percent of respondents said they knew someone who had to leave Bend or couldn’t move here due to lack of affordable housing. Ensuring an adequate housing supply to support the workforce to keep the Central Oregon economy humming is critical to our success as a community. Smart design of taller buildings and the urbanization of underutilized parts of the city are therefore the best answer to provide a robust supply of housing options for those who want to move to Bend to find employment or start a new business. That’s why we encourage all residents, and especially business owners, to actively support well-designed housing projects that increase density and make use of the Bend Development Code allowances that encourage maximum efficiency of a development parcel.
BLRB Architects is currently designing three such projects, totaling more than 650 units — two in the newly created MU zone that allows for reduced parking ratios (allowing more area for buildings) and additional building height (allowing more floors); and one in the Bend Central District, the area defined as south of Revere, north of Scott Street, east of the Hwy. 97 Corridor and west of Fourth Street, in which zoning standards allow greater height and reduce parking. Adequate parking on site is often cited as necessary to reduce spill-over into adjacent neighborhoods; interestingly, all three owners developing these sites have asked the design team to provide more parking than the minimum standards to accommodate operational needs and ensure adequate parking for their residents.
A comparative analysis by BLRB Architects has found that these new development code standards and the designs provided by BLRB will result in at least 200 more apartment homes (about 30 percent) to be built than the previous standards for the High-Density Residential zone would have allowed, while also providing housing located closer to existing restaurants, workplaces and recreational activities. This can be accomplished without the need to extend roads, utilities or the city limits, while increasing the tax base for the city. These projects, including the required on-site parking, will occupy roughly eight acres combined, while an equivalent single-family home development supplying the same number of homes would require approximately 80 acres of land (a 90 percent reduction!).
So, when considering whether to support a new apartment home development near your neighborhood, also reflect on the economic impact a constrained workforce has on your business. Also think about the character of the urban places you enjoy visiting and how density can enliven the streetscape, bring in new restaurants and shops closer to home and make an existing neighborhood more walkable. This must be balanced by our love of the outdoors, wide and scenic spaces and the quaintness of Bend that attracts so many of us to live here. Careful design, following the planning efforts provided by the City of Bend, can and will allow both to co-exist.
(1)bendchamber.org/workforce-housing-initiative
(2)americancityandcounty.com/2014/ 04/09/urban-sprawl-linked-to-lower- quality-of-life
(3)ajph.aphapublications.org/doi/ 10.2105/AJPH.93.9.1534
Seth Anderson is a Principal Architect and Shareholder at BLRB Architects, focusing his expertise on facilities to support those experiencing houselessness, multi-dwelling apartments and mixed-use projects. BLRB Architects is committed to making a positive, lasting contribution to the quality of spaces in which people learn, live, work and play.
BLRB Architects ~ 2022 Projects
954 Emkay Mixed-use Housing Development
Architect Name: Nicholas Radon, AIA, Architect/Project Manager
Project Owner: Horizon Realty Advisors
Project Address: 954 Emkay, Bend, OR 97702
Sq Ft: 165,000 sq. ft.
Contractor: CS Construction
Estimated Completion Date: Fall 2023
Brief Description/Amenities: The design for this mixed use housing project — which will include 202 apartments units — makes the most of a sloping site, maximizing the building foot print and integrating tuck-under parking at the rear of the building. The facade is divided into discrete elements to visually reduce the length and mass of the building. The exterior expression invokes the vertical columnar basalt forms of the nearby Deschutes River Canyon and the glass encased corner will offer a distinctive signature feature while allowing transparency to the building’s interior public spaces.
Worthy Power House Facade Improvement
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Basaltic, LLC
Project Address: Bend, OR
Contractor: SunWest Builders
Estimated Completion Date: Spring 2022
2nd Street Office Remodel
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: New Era Homes
Project Address: Bend, OR
Contractor: New Era Homes
Estimated Completion Date: Summer 2022
Chipotle, Southridge
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Hogback Development Company
Project Address: 3631 Plaza Way, Kennewick, WA 99338
Contractor: Stephens & Sons Construction, Inc.
Estimated Completion Date: January 2022
Shepherd’s House Remodel
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Shepherd’s House Ministries
Project Address: 1854 NE Division St., Bend, OR 97701
Contractor: SunWest Builders
Estimated Completion Date: February 2022
Bethlehem Inn, Redmond Renovation
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Bethlehem Inn
Project Address: Redmond, OR
Contractor: SunWest Builders
Estimated Completion Date: January 2022
Rd 68 Multi-Tenant Building
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Hogback Development Company
Project Address: Pasco, WA
Contractor: Stephens & Sons Construction, Inc.
Estimated Completion Date: May 2022
Starbucks Building
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Hogback Development Company
Project Address: Ephrata, WA
Contractor: Stephens & Sons Construction, Inc.
Estimated Completion Date: May 2022
Hayden Homes Service Center
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Hayden Enterprises, Inc.
Project Address: Redmond, OR
Contractor: Hayden Enterprises Inc.
Estimated Completion Date: October 2022
Ronald McDonald House Remodel
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Ronald McDonald House Charities of Oregon & SW Washington
Project Address: Bend, OR
Contractor: TBD
Estimated Completion Date: May 2022
Central Oregon Council on Aging
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Council on Aging in Central Oregon
Project Address: Bend, OR
Contractor: SunWest Builders
Estimated Completion Date: March 2022
Bank Commons Remodel
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Columbia Hills Th LLC
Project Address: 404 SW Sixth St., Redmond, OR 97756
Sq Ft: 10,376 sq. ft.
Budget: $2.4M
Contractor: Mission Building & Renovation
Estimated Completion Date: May 2022
Brief Description/Amenities: The Bank Commons remodel will update a three-story mixed-use building located in downtown Redmond. It will include one loft apartment; three one-bedroom apartment units; two two-bedroom apartment units; a parking garage for the residents; and an unfinished commercial tenant space.
41 SW D Street Facade Improvement
Architect Name: Seth Anderson, AIA, Architect/Project Manager
Project Owner: Alan Poviz
Project Address: Madras, OR
Contractor: Owner
Estimated Completion Date: March 2022
Chesapeake VA Senior Living Facility
Architect Name: Amy McCarthy-Smith, Associate AIA, Project Manager
Project Owner: Confidential
Project Address: Chesapeake, Virginia
Sq Ft: 103,000 sq. ft.
Budget: $23M
Contractor: KBE Building Corporation
Estimated Completion Date: June 2022
Brief Description/Amenities: Senior living community that includes assisted living services; memory care facility; and amenities such as a media room, cafe, on-site restaurant, game room, salon and gym.
Hanover, PA Senior Living Facility
Architect Name: Amy McCarthy-Smith, Associate AIA, Project Manager
Project Owner: Confidential
Project Address: Hanover, Pennsylvania
Sq Ft: 103,000 sq. ft.
Budget: $20M
Contractor: KBE Building Corporation
Estimated Completion Date: June 2022
Brief Description/Amenities: Senior living community that includes assisted living services; memory care facility; and amenities such as a media room, cafe, on-site restaurant, game room, salon and gym.
Newark, DE Senior Living Facility
Architect Name: Amy McCarthy-Smith, Associate AIA, Project Manager
Project Owner: Confidential
Project Address: Newark, Delaware
Sq Ft: 105,000 sq. ft.
Budget: $23M
Contractor: KBE Building Corporation
Estimated Completion Date: June 2022
Brief Description/Amenities: Senior living community that includes assisted living services; memory care facility; and amenities such as a media room, cafe, on-site restaurant, game room, salon and gym.
Orange, CT Senior Living Facility
Architect Name: Amy McCarthy-Smith, Associate AIA, Project Manager
Project Owner: Confidential
Project Address: Orange, Connecticut
Sq Ft: 163,000 sq. ft.
Budget: $44M
Contractor: KBE Building Corporation
Estimated Completion Date: December 2022
Brief Description/Amenities: This 175 unit senior living community will include independent and assisted living services; a memory care facility; and amenities such as a media room, bistro, on-site restaurant and PrimeFit gym.
Sunriver Airport Fixed Base Operations
Architect Name: Eric Nielsen, Architect/Project Manager
Project Owner: Sunriver Airport, LLC
Project Address: 57200 River Rd., Sunriver, OR 97707
Sq Ft: 15,000 sq. ft.
Estimated Completion Date: May 2024
Brief Description/Amenities: Sunriver’s airport will be updated to include a new two-story building to house operations and passenger and pilot facilities. The first floor will be comprised of a lobby, passenger lounge, offices, break room, pilot lounge, mechanical spaces and restrooms. The second floor includes a restaurant and bar with a commercial kitchen and outdoor seating areas. In addition, the project will have new parking areas, utilities, stormwater infrastructure and a new single-story garage building.
Bear Creek Elementary Multi-Purpose Room and Remodel
Architect Name: Eric Nielsen, Architect/Project Manager
Project Owner: Bend-La Pine Schools
Project Address: 51 NE 13th St., Bend, OR 97701
Sq Ft: 6,500 sq. ft.
Budget: $4.8M
Contractor: Kirby Nagelhout Construction Company
Estimated Completion Date: March 2022
Brief Description/Amenities: This elementary school addition and remodel incorporates a new multi-purpose building as well as upgrades to existing spaces to make the most of current facilities. The new building is comprised of a commercial kitchen that will be attached to the existing elementary school. Upgrades to existing spaces includes a new restrooms, a locker room and ceiling fans throughout the school.
Grand Ronde Creekside Elder Housing Phase III
Architect Name: Eric Nielsen, Architect/Project Manager
Project Owner: Confederated Tribes of Grand Ronde
Project Address: Grand Ronde, OR
Sq Ft: 3,000 sq. ft. each building, 12,000 sq.ft. total
Estimated Completion Date: May 2023
Brief Description/Amenities: Twelve new single-story duplex buildings will provide additional elder housing for the Confederated Tribes of Grand Ronde. Each building consists of two one-bedroom/one-bathroom units, complies with Energy Trust of Oregon efficiency incentives and is solar ready.
Madras Emergency Shelter
Architect Name: Eric Nielsen, Architect/Project Manager
Project Owner: City of Madras
Project Address: 61 NW Oak St., Madras, OR 97741
Sq Ft: 4,000 sq. ft.
Budget: $2M
Estimated Completion Date: April 2024
Brief Description/Amenities: This emergency shelter will be constructed to provide much needed houseless services in the City of Madras. The facility will include a common area, dormitory sleeping rooms, laundry and food services.
Deschutes County Parole and Probation + Work Center Improvements
Architect Name: Eric Nielsen, Architect/Project Manager
Project Owner: Deschutes County
Project Address: 6330 Britta St., Bldg. 2, Bend, OR 97703
Sq Ft: 8,315 sq. ft.
Budget: $6.25M
Contractor: Skanska
Estimated Completion Date: April 2024
Brief Description/Amenities: Deschutes County Parole and Probation center will receive improvements across existing facilities as well as a new two-story building addition. The new building will be located to the west of the existing facility and will house all the parole and probation services under one roof. It will include a new training room and group classrooms on the ground floor with expanded administration support on the second floor. In addition, a shell space will be added for future growth; site utilities and parking will be relocated; and light remodels will be conducted within the existing second floor office space and the back exit of the ground floor work center.
181 Franklin Mixed-use Building
Architect Name: Nicholas Radon, AIA, Architect/Project Manager
Project Owner: Brooks Resources Corp.
Project Address: 181 Franklin Ave., Bend, OR 97701
Sq Ft: 150,000 sq. ft.
Contractor: CS Construction
Estimated Completion Date: Summer 2024
Brief Description/Amenities: Located within the up-and-coming Bend Central District, 181 Franklin will be a five-story vertical mixed-use building with a timeless and resilient design aesthetic. A retail area will be located on the ground floor along Franklin. Above and behind the retail will be the multifamily portion of the project with approximately 156 apartment units.
Modera Century West Apartments
Architect Name: Nicholas Radon, AIA, Architect/Project Manager
Project Owner: Mill Creek Residential
Project Address: 1081 Mt. Bachelor, Bend, OR 97702
Sq Ft: 306,000 sq. ft.
Estimated Completion Date: Spring 2024
Brief Description/Amenities: Modera Century West will include 297 modern apartment homes with a wide range of residential amenities. These amenities include a fitness and yoga center, sauna room, bike and outdoor gear storage and repair, coworking lounge, rooftop club rooms and an outdoor deck. Inspired by the outdoors and the Ponderosa pine trees within the area, the design integrates a minimal material palette with simulated wood siding and modern panels.
Elysian Apartments, Lacey, WA
Architect Name: Nicholas Radon, AIA, Architect/Project Manager
Project Owner: Calida Residental LLC
Project Address: Britton Parkway, Lacey, WA
Sq Ft: 580,000 sq. ft.
Contractor: Deacon
Estimated Completion Date: Summer 2024
Brief Description/Amenities: This new complex in Lacey, Washington, will consist of 552 apartment units sprinkled across a 30 acre site. Included will be approximately 23 three-story garden style apartment buildings. The project will be separated into two phases with a different aesthetic in each phase: Pacific Northwest contemporary and a modern interpretation of farmhouse design. Each phase contains its own leasing office and residential amenities with a fitness center, game lounge, coworking space, indoor mail room, swimming pool, hot tub, outdoor recreation with sport court, fire pits, BBQs, picnic areas and dog parks.
Elysian Apartments, Cornelius, OR
Architect Name: Nicholas Radon, AIA, Architect/Project Manager
Project Owner: Calida Residental LLC
Project Address: Davis St., Cornelius, OR
Sq Ft: 409,000 sq. ft.
Contractor: Deacon
Estimated Completion Date: Summer 2024
Brief Description/Amenities: This new development will include 346 units located within 13 three-story garden style apartment buildings designed in a Pacific Northwest contemporary style. A central amenity building contains the leasing office, coworking space, indoor mail room, fitness center, game lounge, outdoor recreation with a sport court, fire pits, BBQs, picnic areas and dog parks.
Union School District Capital Improvement Projects
Architect Name: Heidi Slaybaugh, AIA, Architect/Project Manager
Project Owner: Union School District
Project Address: 540 S Main St., Union, OR 97883
Sq Ft: HS: 28,217 sq. ft., gym: 26,490 sq. ft., Miller: 12,655 sq. ft., Hutchinson: 9068 sq. ft.
Budget: $5.98M
Contractor: Kirby Nagelhout Construction Company
Estimated Completion Date: September 2022
Brief Description/Amenities: The second phase of the Union School District improvements will add to the modifications completed throughout the first phase, which were finished in 2021. The second phase improvements will include window replacements at SE Miller Elementary school, interior painting throughout all facilities and additional site improvements.
Sisters Elementary School Replacement
Architect Name: Heidi Slaybaugh, AIA, Architect/Project Manager
Project Owner: Sisters School District
Project Address: Not identified yet, Sisters, OR
Sq Ft: 80,000 sq. ft.
Budget: $26M
Estimated Completion Date: August 2023
Union School District Gym Seismic Rehabilitation Grant Project
Architect Name: Heidi Slaybaugh, AIA, Architect/Project Manager
Project Owner: Union School District
Project Address: Union, OR
Contractor: Kirby Nagelhout Construction Company
Estimated Completion Date: Fall 2022
Crook County Pioneer High School Relocation
Architect Name: Heidi Slaybaugh, AIA, Architect/Project Manager
Project Owner: Crook County School District
Project Address: Not identified yet, Prineville, OR
Sq Ft: 8,000 sq. ft.
Budget: $4M
Estimated Completion Date: August 2022
Bend-La Pine Schools Education Center Improvements
Architect Name: Heidi Slaybaugh, AIA, Architect/Project Manager
Project Owner: Bend-La Pine Schools
Project Address: Bend, OR
Estimated Completion Date: August 2022
Crook County School District 2022 Bond Support
Architect Name: Heidi Slaybaugh, AIA, Architect/Project Manager
Project Owner: Crook County School District
Project Address: Prineville, OR
