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April 5, 2019

Residential • Oregon

Photo by Anning-Johnson
The Heartline Apartments has first-level retail, featuring blemish-free, exposed wood beams and columns

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The Heartline Apartments

Location: Portland

Contractor: Anning-Johnson Co.

Architect: Mithun

Team: CertainTeed Gypsum, ClarkDietrich/Vinyl Corp., CWallA, Georgia-Pacific, Grabber Construction Products, Hamilton Drywall Products, Hilti, Knez Building Materials Co., Scafco Steel Stud Co., Spears Construction Supply, USG Building Systems

The Heartline Apartments project is confined to one city block in downtown Portland.

Anning-Johnson’s contract was for two different buildings being built at the same time: a 15-story apartment building with first-level retail and rooftop community spaces and another five-story commercial building with first-floor retail spaces and office spaces on levels two through five.

The buildings shared a two-story underground parking garage. Combined square footage was 360,000 square feet with 218 living spaces.

Although the buildings have different structure types, they share “exposed” or industrial designs. The same project team was tasked with both buildings.

The simultaneous schedule of this project was the biggest challenge. Both buildings have vastly different construction types and products, requiring different levels of attention and prioritization.

The low-rise has exterior metal-stud framing, despite being a wood-framed structure. All main wood beams and columns were to remain exposed, so great care was taken to keep the wood blemish-free.

At the 75 percent built point, the schedule came to a halt when a major design oversight was caught, and it was determined the internal steel beams for the stairs and elevators needed independent fire protection. This led to expedited fire-protection, materials procurement and double shifts.

The high-rise had four different specialty ceiling types: suspended felt baffles, aluminum egg-crate ceiling panels, USG Pixels wall and ceiling panels and surface-mounted horizontal sound panels.

Most challenging was the lack of upfront design that went into the assemblies, leading to many coordination meetings, sketches and outside-the-box thinking to get approvals. While the materials were in transit, coordination meetings to outline installation requirements were held weekly. As a result, all materials arrived on time and were installed correctly.

Juror's comment: “A beautiful delivery of a wide array of systems and finishes.”


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