Category: Tenant Improvements

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Vinovate Custom Wine Services

Vinovate’s new 24,000 SF facility features a gravity fed fermentation room that is 8-feet below the crush pad level along with a refrigerated fruit chilling room, three temperature-controlled barrel rooms, a bottling line room, and a two-story laboratory and office space build-out. Vinovate is a unique winery that operates differently from traditional wineries. Instead of producing wines for direct sale to customers, Vinovate is a custom crush facility that produces wines for smaller winemakers, who in turn distribute these products to their clients.. Once production begins, the winery will be capable of producing 40,000 cases of wine annually.

Specific to the construction, this rural site required all new well water storage and treatment systems, process wastewater treatment facilities, sanitary drain fields, and coordinating a new 480v 3-phase power supply with the local utility companies. Our team coordinated all of the tank and catwalk layouts along with the glycol chiller and associated piping, as well.

Breakside Brewery – Beaverton

The new Breakside Brewery location marked Perlo’s first taproom and partnership with a brewery. Breakside Brewery‘s new location in Central Beaverton started as a small parcel of land for a food cart pod, but soon expanded to include the former furniture store next door. As with many adaptive reuse projects, the nearly 50-year-old building came with several surprises, not the least of which included splintering window frames occurring during paint prep. Luckily, our crew was able to self-perform the reframing of the windows without losing any of the original glass.

The newly renovated space boasts an interior bar with seating, a lounge area, restrooms, an event space, multiple fireplaces, and outdoor seating surrounded by landscape planters. The taproom has direct access to the food cart pod and seating area. Future plans include installing a converted shipping container that will serve as a kitchen and outdoor bar space adjacent to the building.

Englund Marine – Eureka

This new 15,700 SF stand-alone retail facility on California’s Northern Coast features a standing seam metal roof with a unique concrete panel structure for repeat client Englund Marine & Industrial Supply. The building includes warehouse, retail, and office space along with a loading dock with overhead doors. Three bioretention facilities were added to handle stormwater prior to connection to the city storm system

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As the 6^th facility that Perlo has completed for Englund Marine, , our teams were able to offer continual improvements by reviewing the previous projects to ensure the new store aligned with the other locations. As a coastal facility, particular attention is paid to the specific environmental concerns that these geographic locations require. Proper waterproofing, weatherproofing and drainage are just a small part of the quality control processes involved in this type of work.

Final Thoughts

Retail spaces are never just one thing. They often have to function as a manufacturing floor, an office, a dining room, a warehouse, and an event space. Being able to seamlessly tie these all together is essential to creating a comfortable and efficient environment for clients, employees and guests. Our project teams prioritize communication and creative problem-solving when building food, beverage, and retail locations to find this balance.

If you’re considering a new facility of this nature, contact our teams today. We’re ready to build for you!

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Tomorrow Theater

Covering nearly 9,000 SF, this unique revitalization project for the Portland Art Museum was completed by our Special Projects Group. Originally built in 1925 as a vaudeville space, the theater’s history includes hosting art house films, Spanish-language films, and most recently, was known as the Oregon Theater. Renovating the space included unique and artfully selected features such as blue marble countertops, a mirrored feature wall, and new custom seating. An important aspect of the project was paying homage to its past by displaying the original Oregon Theater sign.

This new space will now serve a variety of purposes including immersive theater experiences, Portland Art Museum programming, and a community event space. Working in a nearly 100-year-old building has its challenges. The owners requested the original wall tiles be saved and incorporated into the new design; however, during construction we discovered they were hollow terracotta which prohibited any mounting fixtures from being applied. This required our teams to hang everything in the theater itself from the ceiling; a task which necessitated specialty engineering. Now open, the theater has already been host to several events and will continue to be a staple to the community for many years to come.   

Brookwood Sports Complex

An interior and exterior renovation of a former manufacturing facility brings a new outlet for volleyball enthusiasts in Hillsboro. This project created a private volleyball club with seven courts, an athletic training area, private offices and team meeting areas, and all new restrooms. This change of use renovation triggered upgrades related to seismic, ADA access, energy code compliance, as well as landscaping.

The court area features fully furred perimeter walls with impact padding below 6-feet and Cardinal Complete acoustical panels above, all new high-bay LED lighting, and sport court flooring. Again, completed by our Special Projects Team, this work highlighted our ability to engage in preconstruction, to adapt to onsite conditions that required changes and persist in delivering a great community space.

Evergreen Aviation Conference Center

Breathing new life into the Evergreen Aviation campus, this project was a renovation of the existing office and storage space located in their IMAX Theater building. Among the updates were new meeting rooms, restrooms, finishes, and an upgraded HVAC system.

A major component of this project was installing a new exit stairway accessible from each floor of the building, which required cutting through two floors and tying into the existing steel structure as well as extending the exterior loading dock. As the Evergreen Aviation campus continues to expand, we were proud to be a part of this newest adaptation to bring community together.

Final Thoughts

When you welcome customers and employees to your space, it’s important to make them feel comfortable so that they can enjoy the experience and participate with ease. At Perlo, we understand the importance of people in creating a positive environment, and we are proud to help companies and organizations achieve a harmonious balance between place and space.

Our team has extensive experience in industrial safety and manufacturing precision, and we use this expertise to help sports and entertainment venues outperform their competitors with open design concepts and industry-leading safety measures. No matter the size of the job, whether it’s a locker room update or a brand-new auditorium build-out, we are committed to delivering exceptional results as we continue to expand our services into these sectors and beyond.

Historical and adaptive reuse buildings can help preserve a community’s cultural heritage. In some cities and towns, especially in the Pacific Northwest, there are regulations to prevent culturally significant buildings from being demolished and replaced with newer complexes or parking lots. While preserving the past and embracing the future, historical and adaptive use buildings offer a unique blend of nostalgia and innovation. In this post, we will delve into the power and purpose of transforming these significant projects into long-term investments and explore the definitions, rules, and regulations that govern their renovation.

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Definitions

Historical Buildings

Also referred to as heritage buildings, are architectural gems that have stood the test of time. These structures carry historical, cultural, or architectural significance, and their preservation is important to maintaining a connection with our past.

Adaptive Reuse Buildings

Existing structures that have been creatively repurposed for a different function. Instead of tearing down these buildings, they are adapted to serve modern needs while retaining their historical value.

In the Portland Metro area, there are specific zoning regulations regarding historical buildings:

“Historic resources are subject to land use regulations provided by Portland Zoning Code Chapter 33.445, Historic Resource Overlay Zone. The regulations apply to certain alteration, addition, new construction, demolition, and relocation proposals affecting historic resources.”

When assessing whether a prospective building can be preserved or adapted to suit a new business or function, there are several steps to take to ensure that the project will be a success. Here are four vital steps to guide you through the process:

1. Site Assessment

Before diving into any restoration or repurposing project, it is crucial to thoroughly assess the condition of the building. This assessment includes evaluating the structure, identifying damages or weaknesses, and determining potential for adaptation. By conducting a comprehensive site assessment, you can gain valuable insights into the feasibility and scope of the project.

2. Get an Estimate

Once the site assessment is complete, it is important to obtain accurate cost estimates for the project. This includes factoring in expenses for repairs, permits, renovations, and any necessary modifications for the new use. Obtaining estimates from experienced contractors  will help you develop a realistic budget and avoid any financial surprises along the way.

3. Hire Reputable Professionals

To ensure a successful historical or adaptive use building project, hiring reputable professionals with experience in restoration and adaptive reuse is crucial. Architects, contractors, and consultants with knowledge of historical preservation will help you navigate the various regulations and bring creativity to the table, ensuring that the building’s historical value is preserved while meeting modern requirements.

4. Finalize Plans and Build

After conducting site assessments, obtaining estimates, and assembling a trustworthy team, it is time to finalize plans and begin the building process. A careful balance must be struck between preserving the historical elements of the building and incorporating modern design and functionality. By working closely with your team of professionals, you can bring your vision to life while still honoring the building’s unique heritage.

Examples of Renovation and Adaptive Reuse

Tomorrow Theatre | Portland, OR

Consisting of nearly 9,000 square feet, this Special Projects Group renovation is substantially complete and scheduled to open in late fall 2023. The theater was built in 1925 and was originally a vaudeville space which has gone through many changes over time. It once hosted art house films, Spanish-language films, and most recently, was known as the Oregon Theater.

The project includes some unique and artfully selected features such as blue marble countertops, a mirrored feature wall, and new custom seating. The space also pays homage to the past by displaying the original Oregon Theatre sign and utilizing the original seatback chairs as an art installation backdrop on an interior feature wall.

Since the original building was constructed with hollow clay tiles, some design choices had to be revised-such as anchoring certain features to the walls. This newly revitalized space will serve as a venue for multimedia storytelling and as a creative center for Portland Art Museum’s PAM CUT.

Boyland Kia | Portland, OR

The original structure was built approximately in 1974 before being remodeled in 1994 to become a Jaguar Land Rover Dealership. Over time, the building became vacant and dilapidated. This full renovation included demolishing of the original interior, and adding new windows that were cut in to brighten the space. New additions included service drive canopies and customer entry points.

The project included combining new construction materials and matching original ornamental features such as textured exterior walls, re-building the original decorative fence pillars, and some creative repairs to plumb walls and floors that had settled over the decades. The project is now complete and breathes new life into the surrounding area.

MUV Fitness | Troutdale, OR

This massive 126,500 SF space was once a Safeway Grocery store and was originally constructed in 1997. The entire interior is currently being re-built to encompass a full gym, complete with basketball courts, a sauna and hot tub, daycare center, reception area, and open workout spaces. The project highlights creativity, adaptive reuse, and the right team and resources to get the job done.

Final Thoughts

Historical and adaptive use buildings are not just remnants of the past; they are gateways to the future. By preserving the beauty and historical significance of these structures, while adapting them to meet modern needs, we are able to honor cultural heritage while embracing sustainable and innovative approaches to architecture.

Whether it’s a vacant grocery store chain repurposed into a vibrant state-of-the-art gym or a vaudeville adult theatre repurposed as a film and arts space, historical and adaptive use buildings are testaments to the harmonious blend of the past and the present. By understanding the definitions, rules, and regulations that govern their transformation, and by following a systematic approach, we can ensure that these buildings continue to captivate us for generations to come.

If your next historical project is in need of new life, contact us today.

The Pacific Northwest region of the United States has long been known for its natural beauty, strong technology and manufacturing sectors, and progressive values. As the region continues to grow and evolve, real estate owners and investors must adapt to changing market demands, incorporate sustainable and resilient design features, leverage new technologies, and meet the needs of changing demographics.

In this blog post, we will explore how repositioning real estate assets can help meet these challenges and position owners for success in the dynamic Pacific Northwest market.

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More than 1 billion square meters of office space globally will need to be retrofitted or converted to new uses by 2050.

Shifting Market Demands: Adapting to a Hybrid Work Model

The COVID-19 pandemic has upended many traditional ways of working and living, and the Pacific Northwest is no exception. The office market had hit a 30-year high of 17.3% vacancy at the end of 2022, according to CBRE. With the trend towards remote work and the rise of the hybrid work model, demand for traditional office space continued to decline. However, this does not mean that the office market will disappear entirely. As of March 2023, office occupancy has returned to about 50% of pre-pandemic levels. Real estate owners and investors must adapt to changing market demands by repositioning existing office and industrial assets to accommodate a hybrid work model.

Global real estate giants like JLL see the office market remaining challenging, but with less new construction of this product and a continued, although slow, return to the office, it is not obsolete. Give the increased age of the buildings, regardless of the continued use, JLL predicts that, “more than 1 billion square meters of office space globally will need to be retrofitted or converted to new uses by 2050.”  

Sustainable and Resilient Design: Meeting the Challenges of Climate Change

The Pacific Northwest is known for its natural beauty and progressive values, but it is also seeing an increase in natural disasters such as earthquakes, wildfires, and floods. Additionally, workers are demanding more eco-friendly workplaces. In order to increase the resilience of real estate assets in the face of these challenges, it is important to incorporate sustainable and resilient design features into new and existing buildings. One way to do this is by incorporating earthquake-resistant design features such as:

• reinforced concrete or CMU walls,
• foundation anchors, and
• flexible framing systems.

We detailed the importance of and logistics to complete seismic upgrades in a previous article here.

Related to fire risk, defensible space around buildings, such as fire-resistant landscaping and fire breaks, can help protect buildings from wildfires. Evaluating fire resistant building materials, such as concrete, metal roofing and other details, can aid in preventing the spread of fires, as well.

Leveraging New Technologies: Staying Ahead of the Curve

The Pacific Northwest is home to many leading technology companies, and as such, there is a high demand for buildings that can support the latest technologies. Real estate owners and investors who are able to incorporate these technologies into their buildings may be better positioned to attract tech tenants and stay ahead of the curve.

One way to do this is by incorporating high-speed internet connectivity, such as fiber-optic internet, into buildings. This can help attract tech tenants who require reliable and fast internet connections. Additionally, smart building systems that incorporate internet of things (IoT) technology, such as sensors and automation systems, can help improve energy efficiency and reduce operating costs.

What is the ‘Internet of Things’?

The Internet of Things (IoT) describes physical objects embedded with sensors and actuators that communicate with computing systems via wired or wireless networks—allowing the physical world to be digitally monitored or even controlled. For example, automated vacuums, self-checkout counters, autonomous vehicles, etc.

Changing Demographics: Meeting the Needs of a Diverse Population

The Pacific Northwest is becoming increasingly diverse, with growing populations of immigrants and younger generations. Real estate owners and investors who are able to adapt to these changing demographics may be better positioned to capture new market opportunities.

One way to do this is by repositioning existing retail assets to meet the needs of specific cultural groups. For example, a shopping center may cater to a particular ethnic group by including stores that offer culturally-specific products or services. Multi-generational housing that allows extended families to live together may become more popular as the population ages and becomes more diverse.

Another way to meet the needs of a diverse population is by repositioning existing office assets to support co-working or collaboration among entrepreneurs and small business owners. This can help create a sense of community and support for these individuals, who may be underrepresented in the traditional business world.

Final Thoughts

Repositioning real estate assets can be a powerful strategy for real estate owners and investors in the Pacific Northwest region of the United States. By adapting to changing market demands, incorporating sustainable and resilient design features, leveraging new technologies, and meeting the needs of a diverse population, owners and investors can stay ahead of the curve and position themselves for success in this dynamic market.

By repurposing assets, adding earthquake-resistant features, and integrating smart building technology, real estate owners and investors can create value for themselves and their tenants while contributing to the long-term health and vitality of the region.

Perlo is a Pacific Northwest regional commercial general contractor that specializes in both new, non-residential construction and renovations. If you are considering repositioning one of your real estate assets, please contact us today.

Additionally, roughly $25 million of our annual revenue to date is completed by our elite Special Projects Group, which is a dedicated cohort of project managers and superintendents that work exclusively on small repairs, renovations, tenant improvements and sustaining projects in every market sector we serve. Today, we will explore the history and growth of our talented Special Projects Group (SPG). They serve an important role in our organization, and they are often the backbone of developing new relationships, maintaining existing ones, and providing excellent customer service to our clients for the lifetime of their buildings. 

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The Inspiration for SPG

The Special Projects Group was formally established in 2009 when Perlo’s ownership saw a need to better serve our customers between large building projects. Perlo would be commonly called out to expand a building or build an additional structure for a past client and, while touring their facility, discover that they’d hired a smaller contractor to complete minor renovations in between. It wasn’t that they didn’t want to use Perlo; it was that they didn’t think we would be interested in such small work. Unfortunately, the quality these owners received for these smaller projects was often poor. 

Thus, an idea was born: a dedicated group of project managers and superintendents that worked specifically on smaller projects, including repairs, renovations, tenant improvements and sustaining projects. 

Small Beginnings for SPG  

The ideation for this group was given to a two-person team in 2009. Armed with company resources and empowered to establish the department’s structure and flow, the two created a framework and performed small projects to the tune of $250,000 in revenue in the first year. Projects within the department included all kinds of small repairs, such as: 

A Trajectory of Growth  

Following SPG’s creation in 2009, the group continued to grow and expand their volume, nearly doubling revenues each consecutive year. As the group grew, their processes refined, and the department structure became more precise, efficient, and highly effective. By 2018, the department had grown to nearly $ 17 million in annual revenue, with four full-time project managers and six field superintendents regularly completing these small construction projects for both current and new clients. Projects also continued to grow in technicality and complexity, including: 

With a 24/7 emergency line, customers could call anytime for regular work, including emergency repairs. Some of these projects have included: 

In addition to these larger emergencies, SPG regularly completes repairs on existing spaces from vehicular collisions, damaged truck docks, forklift collisions at interior columns, and even a couple of building repairs due to trains colliding with exterior walls! For example, during the extreme 2021 winter storm, we promptly responded to six roof collapse emergencies and quickly repaired the majority.

Final Thoughts

Perlo’s Special Projects Group is available any time for repairs, renovations, tenant improvements and sustaining work. If you need these types of repairs, you can call us anytime at 503.624.2090 or email spg@perlo.biz to get connected today.   

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StorQuest Self Storage

This recently completed project features a 4-story, ground-up, self-storage facility in Happy Valley, Oregon. The project included a daylight basement, metal truss roofing, and a covered loading dock. The unique design included varying pitched roofs at different elevations and cultured stone on the corners of the building. Additionally, the project was built on a hillside next to Rock Creek, which required our teams to excavate and export substantial amounts of dirt from the site. 

Due to rising costs, the project team sourced all materials during preconstruction to guarantee the project stayed on budget. According to Project Superintendent, Joe Kane, one of the greatest challenges of the project was the size of the building site. Because the site was so small, the material had to be stored offsite and trucked in ’just-in-time’ for installation. In addition, getting the concrete trucks and pump truck on site for pours was difficult, there was just enough room to back a single truck in. The others had to wait down to street to avoid blocking traffic on busy Sunnyside Road.

Herzog-Meier Mazda

This project consisted of the new, ground-up construction of a two-story Mazda showroom, the remodel of an existing service and parts sales building, and the addition of a new, ground-up service, detailing, and photo booth building.

From the preconstruction phase, special considerations and planning needed to be made to accommodate existing conditions and ongoing showroom operations, including:

• Large, underground water retention storage facility
• Site logistics
• Customer safety

Like so many projects completed within the last couple of years, supply chain disruptions presented an enormous obstacle for the team, but they were able to draw from recent experiences to enact strategies to keep the schedule on track.

True Terpenes

Located in Hillsboro, Oregon, this project consisted of a 22,000 SF tenant improvement in an existing office and warehouse space for a CBD production tenant. The scope of the project included constructing a second-level mezzanine, new office spaces, conference rooms, and a manufacturing space with clean rooms and warehouse storage.

To prepare for the project, special considerations needed to be made in the design to consider existing conditions, such as mechanical units, office spaces, and a stained concrete floor. The mezzanine was constructed above an existing office space which, according to Project Manager Adam Smelley, posed some challenges.  

Dragonberry Produce Expansion

This new 29,700 SF tilt-up concrete distribution center is located in Canby, Oregon and is the second facility Perlo has built for Dragonberry Produce. The building included a 6,100 SF cooler and a 2,500 SF freezer with high-speed doors, a natural gas generator, and two high-end office areas with a future separate tenant build-out area for nut processing. The site includes a loading dock, passenger car parking, two swales and drywells for storm water management, a truck scale, and two drive aisles for access.

There were two driving factors in the design of this project: flexibility and sustainability. As the Northwest’s premier specialty produce distributor, it was important to the client that their freezer have a dual function as both a freezer and cooler. To accommodate this, adjustments were made in the design, including a glycol system installed under the slab-on-grade to protect the concrete from freezing. Additionally, although natural gas generators are not common, this system was selected because it is more sustainable than diesel generators.

Final Thoughts

Perlo embraces the opportunity to prove our ability to adapt to and persevere over any challenges or adversity that might arise in the course of our projects. Our Perlo Practice #2, “Solutions show up as problems” is the core of our approach to any project. We pride ourselves on the creative and innovative thinking our team brings to the table that ultimately drives our success. We look forward to continued growth across the Pacific Northwest and beyond.

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Bay Area Hospital Pharmacy Renovation

Completed in the Bay Area Hospital in Coos Bay, Oregon, this project was unique in that the work was completed within an existing and occupied hospital. The renovation and expansion focused on the Clean Suite, Receiving Area, Office, and Medical Supply Room. The project also included a new exterior shaft and mechanical room that had to be constructed around and fully enclose the existing shaft and mechanical rooms.

Preconstruction required inventive planning with the design team and hospital ownership. Schedule delays from the air handler unit manufacturer resulted in a shift to the design with a removable section of the exterior wall so that the air handler could be craned into place after the construction of the new mechanical room was complete. Another unique aspect of this project included maintaining existing pharmacy operations by assisting the ownership and design teams in acquiring the necessary permits to temporarily relocate the pharmacy during construction. According to Project Manager, Taylor Regier, “this allowed the project to be constructed in essentially one phase.”

DSW3 Burlington

This project included the development of a 25-acre site and a new 111,000 SF Amazon Delivery Station. The concrete tilt-up building includes dock doors, employee break areas and restrooms, extensive sitework, and also included the installation of extensive infrastructure for several electric vehicle charging stations.

Located North of Seattle, this delivery station was constructed in the airspace enforced by the Federal Aviation Administration. Project Manager Joshua Swake describes “working in FAA air space and having to navigate their requirements was both a special consideration during preconstruction planning and an ongoing challenge, as well.” With consistent communication and record-keeping, the team was able to keep the schedule on track.

Block 10 Tenant Improvement

Located in the heart of downtown Vancouver, Washington, this multi-story built-out in a new mixed-used building was completed by our Special Projects Group. Impressive details bring out the true personality of this building with floor-to-ceiling windows, high-end finishes, and unique construction materials utilized throughout. One of the more unique features is the use of Falkbuilt wall paneling, which is a sustainable, prefabricated wall covering that helps improve installation efficiencies when compared to drywall.

A key challenge of this project was that the tenant improvement was occurring at the same time that a separate general contractor was completing the shell. This combined with the urban location of the building meant that our SPG team had to ensure clear communication and collaboration with the core project team as well as the other contractor to successfully complete this unique project.

Ridgefield Industrial Center

Recently completed on a 50-acre site, this speculative warehouse space consists of concrete tilt-up panels with open web joists and a metal deck roof system as well as thirty-six feet of clear height throughout. Preparing site required coordination with local authorities for extensive wetland mitigation and included public right-of-way improvements.

The project team faced record levels of rainfall during the construction work. As we discussed in a previous post titled, “Wet Weather Construction Challenges”, these conditions have an enormous impact on the schedule and scope of work. Project Manager Nate Brown explained that creative scheduling to pour concrete in tight windows of time was a large part of their strategy.

Final Thoughts

Perlo embraces the opportunity to prove our ability to adapt to and persevere over any challenges or adversity that might arise in the course of our projects. Our Perlo Practice #2, “Solutions show up as problems” is the core of our approach to any project. We pride ourselves on the creative and innovative thinking our team brings to the table that ultimately drives our success. We look forward to continued growth across the Pacific Northwest and beyond.

Welcome back to Episode 6 of The Perlo Podcast! Host Elissa Looney, Director of Strategic Initiatives at Perlo Construction, is joined by Perlo’s expert team in education settings: Drew Carter, Senior Project Manager; Stephen Alger, Senior Project Manager; and John Tompkins, Project Superintendent. In today’s episode, we’ll being going over K-12 projects and what makes them so unique.

What are Some of the Factors That Go Into Planning Summer Projects?

Education projects often take place in the summer, when students are no longer in school. During the shortened summer construction season, we often see remodel projects that include anything from re-roofing upgrades and siding repairs to a “fluff and buff” on interior finishes. A lot of the time, these are projects that can’t be done while the campus is occupied when students are in school.

Drew notes that the biggest consideration when defining the scope and timeline to complete a project over the summer is, “Do we have enough time to actually do the work on the plans?” He remarks that although there is a lot that can get done in the summer months, it comes down getting on the campus early to look at the existing conditions and ensuring the construction documents are the same as what is actually on the ground.

John agrees, and adds, “The sooner you get into the building and get things opened up, the sooner you can get the District involved to figure out next steps.” This concept is something that the team learned first-hand, as John reminisces on one example where project teams opened a wall on a school project and discovered significant siding and structural issues that equated to about $100,000 worth of extra work.

Another option for project teams is to get into the building during a spring break or Christmas break period, which allows teams an early start to what they can tackle in terms of existing conditions, purchasing materials, getting a plan in place, and knowing who to contact. According to Stephen, the real key is what you can get done ahead of time, as “one week in advance is massive for a summer project when it is only 10 or 12 weeks long.”

” The safety part is really the toughest aspect on an occupied site when trying to make sure it accommodates the school and allows them to be operational.”

Construction Strategies When Spaces are Occupied

Elissa kicks off this topic by asking the team what changes in our strategies when a project can’t fit into a summer time frame and you must remodel a campus over the course of a school year. According to John, the biggest thing that changes is safety. “We know how to keep our workers safe, and we take it all seriously, but when it comes to having kids in your work area, it takes it to a whole other level,” he remarks. In one recent Perlo project, project teams put up barricades to cover demolition and used a material called ‘core ply’. Teachers ended up making murals on the material and, closer to the removal, Stephen came up with the idea of letting the kids in each class draw on it, as well. The goal for this innovative idea was to make the construction less intimidating for the students while still keeping them safe.

“The safety part is really the toughest aspect on an occupied site when trying to make sure it accommodates the school and allows them to be operational. The communication with the school to explain what we’re doing, how we’re doing it, what we need from them, and what they need from us is critical and is a challenge because of how many stakeholders we have,” explains Stephen.

With constantly changing expectations from the District, the general contractor, the school, the principal, and the facilities, there is always a constant struggle to find out who makes the final decisions.

What Makes K-12 Construction Different?

School buildings are constantly getting more sophisticated and complex. Each school has different bond objectives and requirements that come from funding sources, such as energy efficient or smart buildings, so there are many different systems in place that have to be cohesive. Elissa notes that it seems as though the districts have been working hard to standardize their processes for construction so that technology is centralized and processes are made more streamlined for future remodels.

Many schools are older buildings, so there are typically add-ons and renovations taking place. However, these are usually only done every 20 or 30 years, rather than more frequently. This means that improvements often haven’t been done for the duration of that time, and many facets of the building may be out of date or obsolete.

Building Schools to Stand the Test of Time

Schools must think about quality, as systems and materials must last 20 to 30 years. As a result, there is a bit more money spent upfront to make sure that the materials going into the buildings are high-quality, or else they won’t stand the test of hundreds of students every day. The goal is to make these buildings as flexible as possible, including taking innovative routes to make schools more secure and safe in the case of an unauthorized intruder.

Hard Bidding vs. Negotiating on K-12 Projects

At Perlo, w enjoy and encourage the CM/GC process. It allows for a stronger team aspect where everyone involved in the process is on board and there is ample time to look at everything upfront to make sure all facets of the project are correct.
From a school or community’s perspective, there are some advantages to a hard bid if it is a simple project. However, in the case of occupied schools, the CM/GC process has many more advantages, including:

• Teams have the time to meet with the school to understand what their needs and challenges are.
• There is an added benefit of project teams being able to do value engineering upfront, so the school doesn’t get blindsided by anything during construction.
• There ends up being extra time and money to do more of what the stakeholders really want to do, such as painting the ceilings or adding tracks.

According to Drew, the communication piece is the biggest difference between a hard bid and a CM/GC process. If the team is involved early on and are attending coordination meetings with the users, design team, and facility maintenance, it is beneficial to hear what people’s needs are and what’s important to the different stakeholders to ensure the end result works for everyone and that project teams can deliver a high-quality project on time. If a CM/GC model is decided on and the contractor is brought on early, they are able to give advice on how to get the best value out of a project.

What You Need to Know About the Education Space

“These are always complicated projects. One of the items that is unique about schools is that often times there is a lot of emotions with the projects. Communities have ties to these buildings,” Drew states.

Drew also notes that these are complex projects with a lot of stakeholders. Overall, it can be more of a juggling act compared to a typical project. With a school, you’re working for the students, the staff, the custodial service, the District, and all of these different stakeholders that have ties to that building. It’s a constant juggle between making sure that everyone is heard but still being decisive and moving forward to get the project done.

Final Thoughts

Every school project is unique, with a different “recipe” for each. As focal points of the community, project teams must take innovative routes in order to deliver each project on time and on budget. Perlo is proud to contribute to our communities through our schools and understand the ever-evolving processes that make the end result so special.

Welcome back to the Perlo Podcast for Episode Five! Host Elissa Looney, Director of Strategic Initiatives at Perlo Construction, is joined by Kyncade Hardy, Superintendent, and Adam Smelley, Project Manager, on the site of True Terpenes, one of Perlo’s tenant improvements in Hillsboro, Oregon.

General Overview of True Terpenes

True Terpenes is a tenant improvement currently underway consisting of interior improvements in a 20,000 SF existing tilt-up building. The building interior, which had originally consisted of existing office space, was demolished to create the following:

• A second-level mezzanine
• Additional office spaces
• Conference rooms
• Manufacturing space complete with clean rooms and a warehouse

Kyncade Hardy, Perlo Superintendent on this project, notes that there are quite a few components to this tenant improvement, including a hazardous materials storage room with a concrete curb and steel barriers for chemical storage, as well as areas of the building with a Corrosion Resistant Coating (CRC) on the flooring to protect from the chemicals used for CBD production. In addition, this job required considerable HVAC and mechanical work for proper ventilation and air movement.

Adam Smelley, Perlo’s Project Manager on True Terpenes, remarks, “One of the unique things we’ve done is that we’ve maintained the general office area by adding a mezzanine area above that to amplify their office space.” In addition, the project team is also taking what was an existing warehouse from the previous tenant and modifying it for the current process rooms, complete with process piping and other production systems throughout.

Because the roof lacked the space necessary to store the building’s mechanical systems, concrete pads were added to the outside of the building as well as another second-level mezzanine. Kyncade states that this has been a great asset, as it has allowed them to avoid the risks and challenges that come along with opening roof structure in the winter.

The project, which kicked off in mid-November of last year, is expected to be completed in April of 2022.

Where True Terpenes is Today

This space has remained unoccupied for the majority of the work, along with being in the unique position of being procured through a negotiated strategy. This gave project teams the time to go over four rounds of budgeting before taking on the unique existing conditions. Adam states, “The client has been great to work with, and they were open to following our path on which is the best route to remedy the conditions and make this the right product for them.”

Kyncade describes the current conditions of True Terpenes as very close to completion. He describes that on one half of the interior, the office space area and mezzanine are in place, and the crews are currently finishing the drywall both upstairs and downstairs. On the other half, crews are finishing up the Fiberglass-Reinforced Polymer (FRP), a strong yet lightweight building material that resists corrosion, in the clean rooms. Electrical rough-in has been taking place in the clean rooms and manufacturing side, with ceilings ready to be installed in the area. It was crucial, especially with FRP, that project teams knew where certain facets of electrical work came into play. These factors, such as the location of outlets, are why project teams took multiple walks through the facility with the client to plan accordingly.

The mezzanine structure also contains a 4-inch concrete slab, which was initially intended to be stained concrete. In the end, the client decided to go with marmoleum flooring, which saved time on the job and helped maintain cleanliness on the jobsite. Elissa notes how stained concrete is a notoriously tricky item due to its intense requirements for maintenance to keep it looking nice. Although it might look great once it’s completed, it takes a lot of effort, coordination, and knowledge to maintain. “We love concrete as a company, but sometimes we look at these things and think that it may be safer to cover it up,” Adam states.

Regarding interior finishes in the building, the stairs leading up to the mezzanine will have a wood tread with the handrail around the mezzanine featuring a stainless-steel cable with a wood top rail to match the stair treads. In addition to a ceiling cloud over the office area, these features all come together for some truly unique and high-end finishes.

Final Thoughts
Like what you hear? Check out the full podcast to see a tour of this in-progress project.

Construction takes place in many locations, often without the general public present. However, many projects are completed in spaces where it’s not feasible to move occupants out while completing the work. When a space is occupied, unique challenges exist when it comes to getting work completed safely while minimizing any disruption in the health and productivity of the day-to-day occupants.

Today, we will look at the challenges presented when construction occurs in occupied spaces and tips for how to overcome them.

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In addition to considering the people in the building, contractors must have plans in place to protect the existing building elements and equipment. Spaces that include food manufacturing or healthcare facilities will have additional protocols required to protect products and/or patients. In Mission Critical facilities, safety of the existing mechanical systems maintaining servers is paramount.

Attractive Nuisances

Avoiding disruption and maintaining safety often hinges on reducing attractive nuisances. An attractive nuisance is anything on the project that is both dangerous and enticing to children. Examples include, but are not limited to: heavy machinery, fence climbing, scaffolding, and construction materials or debris. Project signs ( i.e., No Trespassing) are not generally considered preventative measures. To minimize these attractive nuisances, project teams must:

• Remove the hazard(s)
• Discard construction debris on a daily, if not hourly, basis
• Secure and obscure the hazard(s)
• Lock heavy equipment doors and/or remove keys
• Remove, store out of reach, or secure ladders

• Provide locked enclosures around scaffolding/stair towers
• Provide a fenced storage area for stored construction materials
• Ensure fencing includes driven posts to prevent displacement
• Consider opaque fence fabric along public areas

While production and quality are near the top of the priority list for every construction company, the safety of workers and occupants is the most important of them all. Great consideration should always be given to this topic to ensure that at the end of the day, workers and occupants all return home safely.

2. Minimizing Noise, Dust and Odors

Construction is inherently dirty, with saw-cutting and demolition procedures often generating dust and debris, activities such as paint and carpet installation generating odors, and more. Occupants are understandably averse to experiencing the effects of noise, dust and odor, requiring contractors to find ways to prevent these factors from affecting building users.

With special care, the noise, dust and debris can be minimized. Some strategies may include:

A failure to prevent dust, noise and odor from interrupting building users can be inconvenient at best, and dangerous at worst. Containment of contaminants is vital in locations such as hospitals and other medical facilities. In office or school settings, dust, noise or odor can cause headaches or other symptoms, forcing lost work time by occupants in addition to inconvenience and possible pain.

3. Developing Effective Phases and Schedules

Safety, health and productivity are all optimized with proper planning. This includes phasing work areas, staging prep space, and creating effective schedules that account for maximizing work while minimizing disruption to occupants. Phasing plans and work schedules all tie into the larger site logistics strategy for a given project.

4. Minimizing Utility Interruptions

A significant challenge when completing construction work in occupied spaces relates to modifying utility services such as plumbing, electrical, mechanical and fire protection systems, as well as security and low voltage. Let’s look at some examples of modifications to those systems and the simplified ways to minimize interruptions to existing operations:

Final Thoughts

Proper planning is the key to solving all challenges related to occupied space construction. With proper planning, any challenges that arise during the work can be optimally navigated and solved in a manner that minimizes delays and interruption to building occupants.

Our teams are knowledgeable about the challenges involved in completing work in occupied spaces. If you’re considering a project, get in touch with us to discuss your options.

Perlo is well known for our industrial portfolio and larger projects across the Pacific Northwest. However, a lesser-known but important part of our business includes tenant improvements and repairs by our Special Projects Group (SPG) team. What started off as small department focused on helping existing clients with minor building repairs has grown into a multi-million-dollar business, and a crucial part of our fabric that allows us to truly service the full lifecycle of our clients’ businesses. Our Special Projects Group will complete nearly $20 million in small projects in 2021 alone, ranging in value from a few hundred dollars to several million.

Today, we’ll look back at several of Perlo’s tenant improvement projects completed this year. 

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Nuna Baby TI

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Nuna Baby occupied a core and shell space that Perlo initially constructed. With a 6-month schedule duration for the TI and a completion date of June 30^th for a grand opening celebration, the team was challenged by delays in permitting due to COVID protocols in the city. Perlo Project Superintendent, Brent Schmitz, maintained his relationships with the local building inspectors to move forward with some elements of construction ahead of permit issuance. While the permit was delayed by approximately two months, our team was able to make up about one full month of time and finish by the desired completion date.

Additional project challenges included phasing the work to achieve a Temporary Certificate of Occupancy so that the tenant could occupy the fitness area and warehouse while the remainder of the work took place. Our team successfully navigated the warehouse traffic, including racking installation, forklift operators, and other activities throughout construction.  

BOGS Footwear TI and Spec Suite 125 at Custom Blocks

These two tenant improvements started in July of 2021 and completed the interior build-out of the Custom Blocks space in Portland, Oregon. Comprising of BOGS footwear and an additional speculative space, the two projects were done in just ten weeks and aimed for finishes that achieved a clean, industrial-modern look. With polished concrete floors, a wood base, exposed wood-structure ceiling, and white Timely frames with wood doors, the BOGS TI included approximately 100 lineal feet of custom wood and steel shelves made from vertically laminated 2 x 4’s.

The build-out also included:

• Four (4) private offices
• One (1) conference room
• A break room
• A large open office area
• Collaboration spaces

While both projects were relatively smooth, material lead times were a significant challenge. With a short project duration, lead times of eight weeks on materials such as glass, doors, frames, and appliances were critical. To prevent delays on the glass, the team worked with the frame and glazing suppliers to custom order each piece to match in lieu of the standard field measure following frame installation. Appliances had an eight-week lead time, but along with much of the United States, shipping delays caused these to be delivered even later than expected. 

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Salem MAT Clinic TI

This renovation project created an updated drug treatment clinic for the Salem area, owned and operated by the Confederated Tribes of Grand Ronde. The Medically Assisted Treatment (MAT) clinic was constructed in a building with neighboring tenants occupying the second floor, and our teams successfully maintained their functionality throughout construction.

The project included new exam rooms, a welcoming reception area, childcare space, and counseling rooms. To complete this work, construction teams completed soft demolition, interior wall construction, flooring and paint, and a new pharmacy space. Additional work included reconfigured zoning for the mechanical system to maximize existing rooftop units. The project also included an extensive security system with special attention to the pharmacy and entrance/exit.

Particular care was taken to work with all of the regulatory agencies that oversee clinics such as these. They include:

• Commission on Accreditation of Rehabilitation Facilities (CARF)
• Substance Abuse and Mental Health Services Administration (SAMHSA)
• Oregon Health Authority (OHA)
• United States Drug Enforcement Administration (DEA)

Our construction teams have worked on several projects for the tribes over the last few years and continue to provide pricing feedback for future projects.

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Special Project Group Roof Repair & Awning Collapse Projects

The Winter Storm of February 2021 rocked the Portland Metro area, knocking down trees and cutting off power to tens of thousands of residents for a week or more. The accumulation of snow wreaked havoc on many residential and commercial buildings as the snow load stressed building members beyond their limits.

Our Special Projects Group is available 24/7 for emergencies of this nature. Our trusted group of engineering consultants and subcontractors help us to move quickly, efficiently, and safely in instances such as these. Perlo was called upon to help repair many businesses across the region, engaging in temporary shoring and protection measures to minimize damage and prevent further collapse, as well as rebuilding efforts to make these structures whole.

Here’s a snapshot of the work we completed to restore these snow-laden buildings back to full occupancy:

Final Thoughts

Stay tuned for next week, when we look back at more of our completed in 2021 projects!

According to the Centers for Disease Control and Prevention (CDC), 128 people die in the United States every day as a result of an opioid overdose.  Locations like the Medically Assisted Drug Treatment (MAT) Clinic recently completed in Salem, Oregon is one location that helps to fight the opioid crisis by providing addiction counseling and services to the community.  

Today we will explore a little more about what went into the clinic, the agencies involved in review and unique construction elements of this kind of facility. 

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Construction Elements for Rehabilitation Clinics

Much of the construction work on this project was relatively standard, with items like casework, paint, VCT flooring and the demolition and addition of walls. Some unique items included the following for additional safety and security:

• New and existing walls had stricter sound rating requirements for privacy concerns.
• Pharmacy walls are full height and reinforced for security. 
• Pharmacy security protocols included security window film and roll-down gates at window enclosures.
• An extensive security system with alarms and cameras in all possible locations.
• All building and furniture elements are secured and unable to be lifted, thrown or otherwise used as a weapon.
• Backup power beyond normal egress requirements was installed to provide at least 4 hours of power in the event of an emergency.

Additionally, our teams engaged in selective demolition and re-routed existing ductwork for the new layout.  Existing roof-top units (RTU’s) were able to be used for the new layout. This particular space also included some new underground plumbing, installation of a new split system and a full refresh of all finishes. 

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A Team Effort from Preconstruction to Closeout

The ownership, design and construction teams spent considerable time searching for the right space to place the Salem MAT Clinic.  Regulatory agencies have strict requirements for locations of rehabilitation clinics in terms of proximity to schools and daycares, as well as requirements for access to public transportation.  These guidelines reduce the quantity of real estate options available to the operator and makes finding an ideal location that isn’t cost prohibitive the first puzzle to solve.

Beyond finding and identifying the physical location, preconstruction efforts included several rounds of budgets and backchecking with the various agencies for approval of the design. With the many agencies involved, close communication between all parties during both preconstruction and construction was paramount.

Final Thoughts

The Perlo team was grateful to have the opportunity to complete the Salem MAT Clinic with the Grand Ronde tribe and PKA Architects.  From start to finish, the group was collaborative, thoughtful in their planning and above all, great to work with. We support their mission and service to the Salem community in supporting those recovering from opioid addiction.

Perlo engages in a wide variety of healthcare projects and is happy to help with clinics such as this one. If you have an upcoming project, please don’t hesitate to reach out to our teams here. 

Addiction Help
If you or someone you know is struggling with addiction, there is help available.
Please visit https://findtreatment.gov/ or call 1-800-662-HELP (4357).

We have come to the final week of our Year in Review series! Last but certainly not least, we’re focusing today’s blog on the work completed in 2020 by our Special Projects Group (SPG). This team has completed more than 33 tenant improvements this year, in addition to 55 smaller service repairs, with projects ranging from just $665.00 to $3.1 million. With a focus on TI’s and small repairs and maintenance items, our SPG team responds to all things building related to serve clients long after their buildings are finished, and frequently completes remodels or new build-outs in existing spaces.

Some of the types of work our SPG team tackled this year included:

For more details, let’s dive into some of the tenant improvements that were completed this year:

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Grocery Outlet & NW Fad Tenant Improvements | Ridgefield, WA

A warehouse in Ridgefield, Washington recently constructed by Perlo was demised into three spaces for tenants.  An existing tenant occupied one space, and Perlo engaged to finish the final two for Grocery Outlet and NW Fad.  Construction included two new demising walls and two full office build-outs, complete with all new restrooms, break rooms, offices and MEP systems to support each space. Restrooms to serve the warehouse and dock pits were also added to both spaces. 

These projects ran smoothly and were near completion when the COVID-19 virus shut construction down in Washington State. This caused delays in getting final certificates of occupancy, although our teams were able to achieve a temporary certificate of occupancy so that the tenants could install their racking and begin moving inventory into their spaces.

In closing, it’s important to note that our SPG team is ready to help businesses re-open post COVID with additional safety measures in place to encourage health and wellness.  Check out our Office Resource Guide for more information or take a look at a few of the previous tenant improvements our SPG team has completed.

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This wraps up our blog posts for the year 2020.  We wish you all happy holidays, and look forward to seeing you in the New Year!

When a tree falls through your roof or a train drives through your building, who are you going to call? What if you just need a small renovation?

At Perlo, these situations fall to the Special Projects Group (SPG) and yes, those are real examples! The SPG began in 2009 with Elissa Looney and just one field carpenter. Since then, the group has become a significant part of the Perlo team.

There are now four dedicated project managers, six superintendents and many others who are pulled in on an as-needed basis for projects. The SPG exists as a resource for owners, tenants and property managers. The goal is to respond to any warranty issues as quickly as possible and to ensure we’re taking care of our clients across ALL of their construction needs. No job is too small!

The SPG encapsulates the Perlo Way: working hard and always doing what’s right.

Who are the SPG?

What does the SPG do?

The SPG focuses on tenant improvements, renovation and repairs. This includes projects like emergency situations (for which Perlo has a special phone line for after-hours calls) as well as for less urgent needs such as a “fluff and buff” to update flooring and paint for a new tenant.

It’s important to Perlo that clients know the company is there for them. It doesn’t matter if the project seems small, Perlo always wants to see it done right! “I always say that I want Perlo to be someone’s first call when a building issue arises,” shares Jeff Hankins, the Senior Manager of SPG. “If we can’t complete the work ourselves, I’m happy to refer them to someone who can.”

The SPG team has done everything from major repairs to referring high-quality subcontractors to complete flooring or storefronts. With a $250 minimum project size, and larger projects running to $3 million or more, the SPG means it when they ask clients to call at any time. Here are some examples of how the SPG team has helped out.

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VLMK Engineering + Design

VLMK Engineering has a unique, vintage building in Southwest Portland. When a 100-year-old oak came crashing through their roof, it caused severe damage.

The SPG received the call early on a Sunday and promptly arrived to install temporary shoring and prevent further damage. To add even more urgency to the situation, a major storm was forecast over the next few days. The SPG worked hard to install a temporary roof structure prior to snow arriving, followed by a complex replacement of the original tectum roof.

Water intrusion from the tree damage meant that the team also had to redo the finishes on all of the second floor and much of the first. The renovation was completed, while protecting the existing terrazzo floors and vintage windows.

Portland French Bakery

The Portland French bakery had a tricky problem: their wood roof deck was significantly damaged, requiring a whole new roof. However, the bakery still needed to be able to operate safely and make their delicious products throughout the project.

Enter the SPG. Through careful planning and management, they split the roof project across two summers, while ensuring that food safety would remain throughout production. While they were at it, they gave the exterior a refresh and upgraded the building’s mechanical systems.

This is a great example of how the SPG works to manage complex client needs. Many commercial businesses need to be able to use their buildings throughout construction projects, so the SPG finds ways to make it work. Occupied construction requires extra levels of detail, planning and care; including noise, dust, safety and timing. The SPG are accustomed to working quickly and efficiently!

Mahlum Architects

Mahlum Architects set the Living Building Challenge in their sights when it came time to renovate an existing warehouse for their office needs. They targeted the “materials petal,” the part of the challenge that demonstrates low-carbon and low-impact in terms of building materials.

The SPG was called in to do the construction work on the project, using specified eco-friendly materials, with a focus on minimizing waste. Working with Mahlum’s project team, close to 95% of waste materials generated onsite were recycled. The result is Portland, Oregon’s first Living Building Challenge-certified project.

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Building Modifications for COVID-19

In the wake of the COVID-19 pandemic, businesses and organizations that are continuing to operate — or looking to re-open — have needed to adapt to different operational needs. The SPG has been there to help, completing a variety of projects to modify buildings to account for these needs.

The team has come in to take care of modifications such as touchless door openers, including automatic or foot-opened doors; installation of hand sanitizer dispensers; installation of plexiglass dividers; additional trash cans; and new signage. The SPG is also available to manage entire touchless systems, including faucets and towel dispensers. Several companies are taking advantage of this time to make permanent changes that will satisfy health and hygiene needs into the future.

No job is too small…

The SPG would like to encourage companies to call any time they need a repair, renovation or tenant improvement work done. At Perlo, “doing the right thing” includes ensuring that the right people come to do the job. The SPG will always assess the project requirements. If the project falls outside of the SPG’s scope, the team will readily refer companies to our list of vetted, reliable subcontractors. Find out more about the SPG or get in touch with us at spg@perlo.biz.