The Butterworth BuildingThe Butterworth Building
05.20.17
The Butterworth Building
Charter Construction will be renovating, repairing, and restoring the historic Butterworth Building in downtown Seattle. The building originally opened in 1903 as Butterworth and Sons, Seattle’s first mortuary. Today the building is home to Kell’s Irish Restaurant & Pub and is on the historical register. The front of the building has three stories on First Avenue and the back has five stories on Post Alley.

The Butterworth Building is in need of a seismic upgrade. A 12-inch thick sheer wall will be built on the front wall of the building and then a brace frame structure will be built over it. This sheer wall will span three stories. Structural steel will be mounted to the walls at floor level. The steel is tied into the brick with rods. The rods are embedded into the wall at regular intervals and held in place with epoxy to resist lateral force, such as the lateral forces at work during an earthquake. A new elevator is being added to the Post Alley side of the building to provide a solid center, and, of course, for the building occupants’ convenience.

The Butterworth Building has a chapel on the 3rd and 4th floors that was originally used by the mortuary in the early 1900s. The chapel is a beautiful space with striking vaulted ceilings, detailed plaster reliefs in the ceiling, and crown moldings. All of these period details will carefully be repaired to bring the chapel back to its former glory. Other period appropriate elements will also be added. The stairwells and Newell posts throughout the building’s common spaces will be made of wood and penny tiles will be used in the hallways.

In January 2017, the Butterworth Building was damaged by a fire that destroyed part of the roof. The roof was already scheduled to be partially replaced. But due to the fire it had to be completely replaced, including the structural elements. An extensive temporary roof was constructed to protect the building from Seattle’s rainy weather while the work was underway. The building also sustained water damage when the fire was extinguished. The second floor ceiling had to be removed and replaced and there was some electrical work associated with this repair as well.

The overall timeline for this project is roughly ten months. But Kell’s Irish Restaurant and Pub will open before the project is complete. The restaurant will open as soon as the first floor is cleared for occupants. As is common in older buildings, this project has had a few unforeseeable delays. For example, the first floor has two 12-inch concrete walls that must be demolished and that will take extra time. Completing a construction project in downtown Seattle is always complicated and The Butterworth’s location is particularly challenging. Charter purchased the right to use the street on First Avenue in front of the building from 9:00 to 3:00 daily, but that is a small window for materials drop off on such a large project. Deliveries have to be carefully planned because at 3:00 the street opens up to traffic. Working on the building’s exterior must also be carefully managed.


Royal Crest CondominiumsRoyal Crest Condominiums
05.05.17
Royal Crest Condominiums
Charter Construction has begun work on The Royal Crest Condominiums in Seattle’s Belltown neighborhood. The 26-floor building was completed in 1974 and is one of the oldest high-rises in the area. Water has been leaking into the condominiums through the outdated slider door systems and aluminum window frames. Asbestos was found in the popcorn ceilings.

The windows and window liners in each of the 130 units must be removed. The window liners, which must be cut to remove the windows, are unique from unit to unit and include drywall, marble, and wood liners.  After each window is replaced, the Charter team will repair all the associated finishes—both interior and exterior. New screen moldings will also be installed at the interior window trims. Charter will be abating the building’s popcorn ceilings and repainting them in order to completely eliminate asbestos from the Royal Crest Condominiums.

There are many safety and logistical challenges associated with working on a 130-unit, 26-floor building in a busy, centrally located part of downtown Seattle. To this end, Charter devised a unique safety and vertical access plan that will allow both exterior and interior work to be safely completed. Each of the building’s 130 units has a different owner. This makes coordinating the repairs more complicated. But Charter has worked closely with the building’s owners to ensure they are aware of the project timeline and specifically, how the timeline affects each owner’s specific unit. The high volume of traffic in Seattle’s downtown core means that materials drop-offs and exterior work must be carefully planned and completed within a very tight space. Finally, this project is deadline-driven, so the work is being completed in a timely manner in order to meet the project deadline. 


Comus Place CondominiumsComus Place Condominiums
01.03.17
Comus Place Condominiums
The Comus Place Condominiums were built in Portland in 1979. The complex is made up of 9 buildings and 52 individual units. As a result of its age, the building is in need of several repairs. The existing siding was installed over the original T-11 siding. The T-11 siding was directly applied to the wood framing. Most of the building does not have a weather-resistive barrier and as a result, there is water damage. The transitions are missing the proper metal flashings to prevent water intrusion, which has led to more damage. To fix these issues, fiber cement siding will be installed on a rainscreen and all the penetrations (lights, outlets, vents, pipes, and so on) will be properly flashed. The windows, sliding glass doors, and storage doors will be replaced with new windows and doors and exterior trim will be added to each one. During a recent roofing job, the roof- to-wall transitions were not done properly. Charter is coordinating with the original roofer to ensure this is fixed.  

The decks will be receiving targeted structural modifications and we will be adding new concrete deck footings at specified areas. The crawlspaces have incomplete or missing components so we will bring these up to code. The decks currently have sided deck walls as their guardrails. These walls will be removed and replaced with new railings. The decks will receive additional framing and concrete pier pads, as needed.  

All of the buildings will be occupied for the duration of the project. The project will begin in the winter and run until spring so we will also take weather conditions into account, both to ensure the safe and dry installation of materials and to keep the residents comfortable throughout the construction process. We will carefully manage the schedule in order to coordinate the arrival of the windows so that the job site is prepped when they are delivered. Our team will install the new windows and doors on a schedule that ensures each window and door is removed and reinstalled within the same day. The new windows and doors are going to be furred out from the opening. This will be challenging because some modifications must be made to the furring strips and flashings. We have a limited space to work in at the job site. Materials will be delivered as they are needed. There is also limited parking for the residents and we will be sure to only use the area designated for Charter Construction employee parking. Our goal is to complete this project on time with superior results while making as little impact as possible on the residents.


New Holly Phase I Exterior RenovationNew Holly Phase I Exterior Renovation
01.02.17
New Holly Phase I Exterior Renovation
Charter Construction, OAC Architects and the Seattle Housing Authority will work together to complete the New Holly Phase 1 exterior renovation project over the next two years.  Originally built in the late 1990’s, New Holly is located on the site of Seattle’s original Holly Park affordable housing community that was built in the 1940’s. The 141-building complex features multiple two-story and freestanding residential structures and includes single family, duplexes, row houses and carriage houses.

During phase 1 of the New Holly construction project, the exterior building envelope will removed and upgraded to new hardie siding with a rainscreen system.  Roofs will also be demolished and reinstalled with new SBS modified asphalt shingle roofing system.  All windows will be removed and replaced with steel reinforced vinyl windows, wood decking, stairs and ramps will be replaced as well.  The new, energy-efficient windows, coupled with the installation of new exterior LED fixtures will help improve the energy rating of the community as well. 

Residents will remain in the units while construction is completed. Charter has taken special measures to ensure the safety of the residents while construction takes place.  Through the use of signage, newsletters and other tools, Charter will work diligently to communicate construction activities proactively ensuring a successful project for both the SHA and Charter’s project team.          


Arbor Crossing at QuatamaArbor Crossing at Quatama
08.13.16
Arbor Crossing at Quatama
Arbor Crossing at Quatama is a large residential community with 54 buildings, for a total of 324 occupied units. The project is located in Beaverton, Oregon. When the Arbor Crossing condominiums were originally built, the flashings were installed incorrectly. Specifically, the flashings were not incorporated with the building paper. The decks were also built with minor framing deficiencies that need to be addressed.  

In order to correct the issues with the flashings, the board and batten and the cedar shakes will be replaced on all 54 buildings. The windows on these buildings will also be removed and reinstalled. The minor deck framing deficiency will be resolved by adding a small joist to each deck. These repairs will ensure that the entire residential community at Arbor Crossing meets Charter Construction’s high standards for construction.  

When working in occupied buildings like Arbor Crossing, it is important for Charter employees to cause as little disruption as possible to the tenants. In this case, Charter is being careful to manage onsite parking among our employees so that we only utilize the small number of visitor parking spaces available. Charter project managers are available to answer questions or discuss any topics that arise with the residents, in order to provide a construction process that works well for everyone involved.


The Gregory CondominiumsThe Gregory Condominiums
05.01.16
The Gregory Condominiums
Built in 2000, the Gregory Condominiums is a 12-story condominium building with 133 residential units located in Portland’s desirable Pearl District neighborhood. This project features personnel from both Charter’s remediation team and special projects team and is essentially two projects being run simultaneously. Major defects in the building’s existing roof and deck membranes led to premature water intrusion throughout the upper levels of the building. Charter’s special projects team that manages plumbing defects and repairs removed and replaced water mains located throughout the building and on every corridor.

Logistics was a major challenge at the Gregory Condominiums project due to its busy urban location and occupied units. Charter developed a plan to limit disruption as much as possible to on-street traffic and pedestrians while repairs were made to the building’s exterior. Cranes were also used to remove the existing pavers and rock ballast and to hoist new materials into place. Charter’s remediation team performed targeted repairs to affected areas by removing the existing brick near deck intersections. Exterior sheathing and framing was inspected for rot and water damage and repaired as necessary and new flashing and waterproof membranes were installed. Crews also removed and reinstalled French doors to integrate with new waterproofing.

While Charter’s remediation team performed repairs to the exterior of The Gregory, the special projects team performed repairs to failed water mains located throughout the interior. Crews performed targeted sheetrock demolition in the occupied units and the building corridors to gain access to the failed pluming stacks. Special care was taken in each unit to limit impact and disruption as much as possible.

Charter’s homeowner liaison coupled with two experienced construction teams are ensuring that the Gregory Condominiums project will be completed on-time and within budget. With clear and prompt communication and an unrelenting desire to do whatever it takes, the residents at the Gregory can rest assured knowing their project is in good hands.


Vantage Point CondominiumsVantage Point Condominiums
04.22.16
Vantage Point Condominiums
Originally constructed in 1979, Vantage Point Condominiums will undergo a complete transformation to update its aging windows, failed cedar lap siding and roofing.  Located in the Renton Highlands, Vantage Point features ninety-six units across six buildings and a cabana building. 

Working with an extremely tight budget, Charter’s construction crews will begin a phased demolition across the property removing the cedar lap siding, decks, entry way landings and roofs while the units are occupied.   Inspections will be made and all necessary rot and structural repairs will be completed prior to the installation of the new hardie siding and energy-efficient windows.  

Extreme weather and age have taken a toll on many of the buildings at Vantage Point.  All entry way and stair structures will be demolished and completely rebuilt. The decks will be removed and reframed with new coatings and railings. The existing failed garden windows will also be removed and replaced with traditional windows.

Charter’s skilled project team will work closely with the homeowner’s association and architect to ensure the strict budget is adhered to while still delivering an above and beyond project that exceeds expectations and delivers value to its homeowners.   


Salmon Bay Marine Center: West Waterfront Phase 2Salmon Bay Marine Center: West Waterfront Phase 2
03.09.16
Salmon Bay Marine Center: West Waterfront Phase 2
Charter Construction is currently building the next phase at the Salmon Bay Marine Center, a 2-story, 16,500-square-foot VP metal shop building includes both workshop and office space and is scheduled for completion in early 2017. Charter Construction completed the first phase of the Salmon Bay Marine Center nearly 10 years ago and has since completed several additional phases, the most recent being a 25,000 SF metal shop building with workshop and office space. The Salmon Bay Marine Center is a waterfront facility catering to the moorage, maintenance, refit, and repair of world class yachts as well as office space for marine related businesses.


The Vaux CondominiumsThe Vaux Condominiums
02.14.16
The Vaux Condominiums
Located in Portland’s upscale Pearl District neighborhood, The Vaux Condominiums is a 2-building residential community with 144 occupied condominiums units. Shortly after construction was completed, the Victaulic plumbing components showed signs of wear and had started to degrade prematurely at the valves and couplings.

After an extensive investigation and a thorough plan of action was developed, Charter’s Special Projects Team replaced all plumbing components beginning at the building’s water main (where water enters the building) and continued throughout each building including the parking garages. Crews worked their way up to the fourth floor where the water supply feeds the heating units. All piping and Victaulic fittings were removed and replaced with Aquatherm pipes, a plumbing product developed in Germany with heat-fused sealing joints.

Charter’s project team worked closely with its in house design team to develop a solid strategy to install the new plumbing components in to the Vaux Condominiums. There were many challenges with this project, including working with the limited space throughout the building to run new plumbing stacks to main distribution blocks as well as the complex wall assemblies for plumbing routing.


Gallery In BelltownGallery In Belltown
10.12.15
Gallery In Belltown
Gallery In Belltown Condominiums, located in Seattle, WA is a 13-story, 231-unit residential high-rise that was built in 2008. Charter’s crews will perform extensive repairs to fix firestopping problems throughout the hallways, stairwells and units located within the building. Additional scope includes repairs to balconies, parking garage floors and glass curtain walls.

Charter will perform firestopping repairs by opening various gypsum walls and ceilings to access the areas of concern. Crews will install fire caulking in the affected areas, then replace and refinish the drywall. Five hundred pound concrete plank decks will be removed and reinstalled to perform sealant and foam repairs as well. Crews will remove window sections to install trickle vents in the curtain walls. New smaller IGU glass will be installed to accommodate the smaller window section. To repair the existing cracks in the garage, Charter’s crews will use a concrete injection system to fill in the cracks found throughout the underground garage.

The Gallery Belltown project will require careful coordination by Charter’s skilled team to ensure the fast paced schedule is met, while paying strict attention to safety while navigating the tricky jobsite. The dense urban location coupled with working in occupied units adds additional complexity to the project.


101 John Apartments101 John Apartments
09.17.15
101 John Apartments
Charter recently broke ground on its next commercial mixed use building located in Seattle’s lower Queen Anne neighborhood. 101 John is a six-story, concrete and wood framed building with 20 apartment units and two commercial spaces. The building features front bay windows that extend the first four stories of the building. Additional amenities include private decks, roof top deck access and a landscaped courtyard.


Park Place TowerPark Place Tower
08.31.15
Park Place Tower
Built in 1983, Portland’s Park Place Tower is showing its age. The building will undergo a complete renovation to remedy extreme water intrusion problems that originated from failed stucco siding, windows and an aging roof.   

The windows and roof are showing signs of failure and need to be replaced. The stucco siding is missing key flashing components that when installed, prevent water intrusion.   

Park Place Towers will remain occupied during construction.  The building features 11 floors and thirty-six units.  In addition to siding, window and roof replacement, all decks and terraces will be repaired as well.  The current exterior stairs that go from the terrace to the underground garage will be rebuilt. The current design is not good and allows water to enter the garage and pond.    

Charter’s project team will carefully manage the many moving parts of this project.  Building materials will be special ordered and with limited lay-down space due to the project’s downtown location, careful coordination will be important.  A new liquid based weather resistant barrier system will be used and will require careful planning since environmental conditions can affect the application process. Both Charter Construction and the architect, RDH Building Sciences have spent many years developing a plan of action to restore Park Place Tower back to its former glory. 

The project is located adjacent to Washington Park Condominiums, a remediation project previously completed by Charter Construction.  During construction at Washington Park, Park Place board members and other residents were able to get a sense of Charter’s construction process and attention to detail.  


Waterfront LandingsWaterfront Landings
08.17.15
Waterfront Landings
Originally built in 1997, Waterfront Landings is a three building residential community located on Seattle’s waterfront. The property overlooks Elliot Bay and due to close proximity to the water, the age of the buildings and Seattle’s naturally wet climate, there will be substantial rot repair. Charter’s crews will remove the existing stucco siding. New stucco will be installed, but with a rain screen system for better breathability and airflow. The aging windows will be removed and replaced with new, high efficiency units and new deck coatings and railings will be installed.  

Keeping residents and pedestrians safe is the main focal point for Charter while construction progresses at the Waterfront Landings project. The 232 units will remain occupied during construction. The project location also makes the property a hot spot for walking to many of Seattle’s most exciting attractions including Pier 66, the Seattle Aquarium and Pike Place Market. The project management team will work closely with the building’s management and Charter’s safety team to ensure all safety measure are not only met, but exceeded as well.


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