Angeline ApartmentsAngeline Apartments
Angeline Apartments
Charter Construction broke ground on the Angeline Apartments in Columbia City in the early fall of 2021. The new, mixed-use building includes 73 residential apartments, three large, ground-level retail spaces, and a fitness center on the main floor. Residents can enjoy a large outdoor courtyard with seating and planters filled with greenery and flowers, as well as a rooftop deck with barbecues, seating, and landscaping. Under the building is a parking garage with two levels of parking. The total square footage for the complex is over 67,000 SF. 

The Angeline Apartments residences include several size options--studio apartments, open one-bedroom apartments that include partial walls to delineate the sleeping area, traditional one-bedroom apartments, and two-bedroom apartments. Cement fiberboard will be used for the buildings’ exterior, as well as brick veneer and structural steel in specific areas. VPI windows and sliding glass doors will be used throughout the complex, which are an excellent option due to their superior performance in areas with high precipitation.

Oak Crest Family Housing ApartmentsOak Crest Family Housing Apartments
Oak Crest Family Housing Apartments
Oak Crest Family Housing Apartments, located in Corvallis, Oregon, has undergone a complete transformation thanks to Charter Construction. The complex, which is made up of twelve residence buildings and one laundry facility, was built in 1981. The apartments were ready for updates inside and out.

The Oak Crest complex is made up of 50 residential units that are housed in a variety of building sizes. The buildings needed several interior updates, starting with the kitchen. The cabinets had exceeded their lifespan, the countertops were cracked, and many of the drawers no longer worked. The refrigerators and range hoods did not function well. In the bathrooms, the vanities needed an update and the sinks and toilets were ready to be replaced. In some units, the water heaters were more than 10 years old and past their life expectancy. Throughout the complex, many units had flooring issues. Old carpet and vinyl flooring had worn down over time. The laundry facility needed new windows, targeted siding repairs, and upgrades to the bathroom.

Crews installed new cabinets, countertops, bathroom vanities, toilets, sinks, and, when appropriate, water heaters, carpet, and vinyl flooring. When the work was complete, the units were completely updated and refreshed. The exteriors of the buildings had aged over the years as well. Metal windows were in need of replacement as was some of the siding, which had failed over time. The paint was faded and the doors, both front and back, were no longer functioning properly. Uneven, cracked sidewalks needed repairs or new concrete. Bringing the ADA compliant buildings up to code was a priority as well. The ramps to these units did not meet code and the guardrails needed an upgrade. The Laundry Building had issues as well. This building needed new windows and targeted siding repairs and the bathroom was not ADA compliant. In the cracked parking lot, slope issues were causing puddling and water deterioration.

All metal windows were replaced with vinyl windows and targeted repairs were made to the siding. Front and back doors were replaced with new doors. The sidewalks were torn out and replaced or repaired so that they were once again completely safe for residents. Ramps going to the front and back doors of the ADA-compliant units were removed and rebuilt according to the ADA standards. The guardrails for the ramps were replaced and upgraded. The parking lot was repaired and in some places repaved to repair the cracks and fix the slope issues. New windows and targeted siding repairs were made to the laundry building and the bathroom was upgraded to be ADA compliant.

Arbor Pass CondominiumsArbor Pass Condominiums
Arbor Pass Condominiums
Charter Construction began working on the Arbor Pass Condominiums, located in Hillsboro, Oregon, in April of 2021. This was an extensive project because the complex is made up of 32 buildings. The project began by addressing construction defects that occurred during the initial panel siding installation, water intrusion on the rear patios, and flashing issues. Roofing concerns were a top priority as well. Dead valley areas, where two slopes come together in such a way that proper drainage cannot occur, were happening on many of the complex’s roofs. The Arbor Pass Condominiums HOA wanted to do specific, targeted repairs in order to eliminate the existing issues within a specific budget. 

Targeted panel siding repairs occurred between the second and third belly bands, where the flashing had not been installed correctly and the water resistant barrier, WRB, was not performing well. This led to water damage. New siding was installed over a rain screen system to prevent any new water intrusion and to increase air circulation - both of which will prevent future damage. In siding repair locations with windows, the windows were removed and then reinstalled after the repair. Three courses of lap siding were necessary to correct the water resistant barrier (WRB) and flashings deficiencies. At the base of the wall on the patios, new flashings and waterproofing were applied to eliminate water damage. The patio swing doors were also removed and reinstalled during this process. To eliminate both the dead valley conditions and the related damage, the existing roofing was removed and discarded, a new cricket was installed, and new roofing materials were applied over the top.

Losvar CondominiumsLosvar Condominiums
Losvar Condominiums
The Losvar Condominiums in Mukilteo, Washington are the only waterfront condominiums in Mukilteo. All 32 units are contained in one building and each unit has a full wall of windows with a beautiful view of Puget Sound. In addition to being waterfront, the condominiums also boast a pool for their residents. The pool is shaped like a whale and is located on the beach in between the condominium building and Puget Sound. In February of 2021, Charter Construction was hired to update the pool, improve the views of Puget Sound for swimmers and sunbathers, and replace a seawall for better protection. Prior to Charter’s involvement in the project, a plywood wall had been erected by the pool for weather protection, but the unattractive wall blocked the views of the sound while swimming or relaxing in the pool deck chairs. The previous seawall didn’t stop the waves from occasionally flooding the pool deck. Recently, the city decided to move the Mukilteo ferry dock from its location right up the beach from Losvar. When the ferry station was moved a mile up the beach the protection it had been providing Losvar from large waves was eliminated. Finally, the overall aesthetics of the pool, pool deck, railings, and protection walls needed updating. 

The iron deck railings were updated to new glass railings. After the plywood wall in between the pool and the sound was torn down, a wall made from sections of both clear and frosted glass was put in its place. Now residents can enjoy an incredible view of the Puget Sound from anywhere in the pool and or on the deck. The whale-shaped pool, which is 40 feet long and 16 feet wide, was recovered in new black plaster that replaced the aging white plaster and new blue-green tiles were added at the water line. The pool deck was removed and replaced with a newly poured pool deck. The new seawall includes a grade beam for durability and was raised to eight feet tall, which is four feet higher than the existing wall. The first three feet of the seawall is made from concrete and the remaining five feet is made of glass. The Losvar Condominiums will receive a roof projection line all around the building, the building will be painted, and new siding will be added in strategic locations to update the facade and cover up outdated brick.

Tualatin Village CondominiumsTualatin Village Condominiums
Tualatin Village Condominiums
Tualatin Village Condominiums is a 24 building, 40 garage community located in Tualatin, OR. The building’s original construction and materials were not of the highest quality standards, even for the time. As a result, the buildings were suffering from defects in the original build, such as drainage problems at the perimeter of the foundation, water damage to the building, and dry rot in the cladding assemblies. Due to age, the original windows, sliding glass doors, and private balconies were also failing, as were the front entry stairs and landings. Other building features, such as signage and lighting were past their prime as well.

After removing the failing siding, new Hardie Plank cladding was applied to all the buildings with a rainscreen to eliminate the water intrusion and enhance air circulation under the siding. A full reclad was completed on all 24 buildings and 40 garages - all of the waterproof barrier (WRB) and siding was completely replaced and half of the substrate was replaced. Failing windows and sliding glass doors were replaced with new Milgard windows and sliding glass doors. The perimeter was regraded appropriately. Staircases had to be rebuilt for nineteen front entries because they were not code compliant. These staircases were built with powder coated-steel stringers and new concrete treads. Balconies on thirty-five units had to be removed and completely replaced. Aluminum guardrails finished off the balconies. Finally, the building received new address placards, including new building numbers and individual unit numbers. Outdoor lighting was upgraded and replaced with a more comprehensive lighting system.

Summer Creek ApartmentsSummer Creek Apartments
Summer Creek Apartments
Summer Creek Apartments is a large apartment community, with 151 units and nineteen buildings, located in Tigard, Oregon. The apartments were built over twenty years ago and as a result of their age, the building envelopes on all nineteen buildings recently exceeded their life expectancy. Dry rot was discovered on the decks, entries, and building walls. Unfortunately, the roofing was also failing throughout the complex. Charter Construction completely refurbish the buildings’ exteriors and replace the roof, using materials and construction techniques that would prolong the life of the Summer Creek Apartments.

Charter quickly assembled a sizable team of experienced construction professionals to tackle the large scope of repairs for all nineteen buildings at Summer Creek. This project was a massive undertaking - the total square footage at Summer Creek is 248,000 SF. First, the buildings’ siding was removed and disposed of and a drainage plane was created while a rain screen system was installed to improve air flow beneath the siding. The rain screen system will add years of life to the siding. A new, improved building envelope was installed that has a weather resistant barrier (WRB) and is “weather smart.” Hardieplank siding was used throughout the project including Hardie Shake, Lap, and Panel siding, which is also excellent for longevity. High performance VPI windows replaced the existing aging windows. The concrete decks and entries were removed. New sheathing was installed and waterproofed, followed by new concrete. Updated railings were added to the decks and entries. High performance VPI windows and sliding glass doors were installed and the roofing was replaced on all nineteen buildings. Sherwin Williams Exterior SuperPaint was applied to all the buildings, which completely refreshed the complex.

Summer Creek is located in a residential neighborhood with several other apartment communities. It has limited parking and open spaces so materials were coordinated at several small sites throughout the property and Charter employees parked offsite. The Hardie siding was delivered on semi-trucks, requiring dropoffs to be carefully coordinated. The materials storage locations were close to buildings and vehicles so safety precautions were heightened even more than usual. Weather protection was utilized when working with deck coatings, sealants, and other weather sensitive materials during the fall and winter.

Woodland Place CondominiumsWoodland Place Condominiums
Woodland Place Condominiums
In September of 2020 Charter Construction began a full-scale exterior remodel on the Woodland Place Condominiums, which is located in the Phinney Ridge neighborhood of Seattle, not far from the Woodland Park Zoo. The complex is made up of four separate buildings with a total of 22 units. Each of the buildings had siding that was failing, windows that were reaching the end of their lifespan, and some framing damage. The  condominium decks had been individually maintained by the homeowners and some of them had been built or expanded using substandard construction practices so these decks were now showing signs of deterioration. Water intrusion was found throughout the complex. Each unit has a glass atrium over their eating nook and residents were given the option to update this with a new CrystaLite atrium if they wished.

The client had an interesting design plan for the buildings’ exteriors. The Woodland Place Homeowners Association determined a color palette and selection of siding materials that would be used for the buildings’ exteriors. Each building would be covered in its own unique combination of siding materials and colors (chosen from the approved palette), giving each building its own exterior look. A combination of metal, Trespa, and HardiePlank siding were used on the four condominium buildings, along with new VPI windows and Milgard French Doors. A rainscreen system was installed under the siding to increase air circulation. When construction began, the Charter team found more framing damage than they originally anticipated so that part of the project was expanded. The decks were coated with elastomeric deck coatings to waterproof them and new cable railings were added, which were an important aesthetic touch for the homeowners.

Milestone CondominiumsMilestone Condominiums
Milestone Condominiums
In June of 2020 Charter Construction began an extensive remodeling project at Milestone Condominiums in Bellevue, Washington. The condominium complex consists of eight buildings with a total of 31 units. The aging buildings had several issues and it was determined that a full scale renovation, including, siding, doors, windows, decks, and porches was necessary to update the building and provide an excellent standard of living for residents for decades to come. In addition, there were issues with the foundation and framing that had to be addressed. 

HardiePlank siding was used for its excellent, proven performance. A new waterproof barrier (WRB) was installed as well as all new windows and doors. Almost all of the decks and porches were rebuilt with enhanced structural components and comprehensive waterproofing on the exposed surfaces. Foundation straps, which should have been included in the initial construction, were added by digging up targeted areas of the foundation. Buried wall framing was excavated, new foundation walls were poured, and building walls were reframed when necessary.

Sunset OaksSunset Oaks
Sunset Oaks
Sunset Oaks is the newest in a series of projects to be built in the Renton Housing Authority’s planned low-income revitalization housing development, Sunset Neighborhood located in the Renton Highlands. The project includes 60 total units with a mix of one-bedroom and two-bedroom units.  Once complete, there will be three, three-story buildings featuring a total square footage of 47,762 SF.

Extensive site improvements to the existing underground utilities were necessary to improve sewer and drainage service. The new buildings will be built using a mixture of wood framing and structural steel atop a concrete slab-on-grade foundation. The roof(s) will be membrane and interconnecting walkway paths will be finished with permeable pavers for better drainage. Once complete, the property will also feature common and play areas for residents.  

Sunset Oaks will serve a range of low incomes, targeting populations as low as 40% of the area median income. The resident profile will consist of individuals and families seeking affordable apartments in the community.

Encore ApartmentsEncore Apartments
Encore Apartments
Encore Apartments is a single building, 60-unit low income mixed-use commercial building located in Seattle’s Belltown neighborhood.  The project features a mix of studio and one bedroom units.  

With seven floors total and a rooftop deck – Encore includes two, concrete post tensioned levels and five wood-framed levels.  With a zero lot line construction site and bordering two of Seattle’s busiest streets, the project required additional safety and logistics planning to accommodate the extremely confined work areas.  

Encore Apartments was built with residential prevailing wage in conjunction with the Seattle Office of Housing and is geared towards 100% voluntary low income residents.       

Four FreedomsFour Freedoms
Four Freedoms
In 1964 the Sanford Hildenbrandt Tower was built, or what is also known as the Four Freedoms Apartments, located just north of Seattle, WA in Bitter Lake. It was built for and still runs as a community of independent living for senior citizens with a second tower built in 1980.  

55 years is a long time, and Four Freedoms was in-need of an extensive remodel - Charter was here to assist. We performed plumbing upgrades throughout both towers, including faucets and toilets as well as electrical upgrades and new lighting fixtures. New carpet, paint, entry doors, and kitchens were replaced throughout various floors of both towers.

Due to the age of Tower 1, there are many nonconforming features in this building. Charter will work closely with the City of Seattle to develop the best possible solutions for these issues as they arise. The site itself presented challenges. First, onsite parking was non-existent for Charter team members, and storage for materials was limited.  Second, during construction, many residents were relocated while their unit was under construction. Otherwise, apartments were occupied during construction. Third, many residents had mobility and/or language barriers. Charter always worked to minimize the impact of construction on residents and the Superintendent and Project Manager communicated daily with the owner and building managers.

This project has a twelve-month schedule with extra time built in to manage unexpected delays. The Charter team plans to keep the project tightly scheduled to meet deadlines; while the Project Manager and Superintendent continually update the owner and property management team each step of the way and will deal with issues that arise quickly and efficiently. Proven subcontractors ensure that work is continuous and of the highest quality. These skilled subcontractors, along with our experienced team members will ensure that construction proceeds quickly and with minimal disruptions to residents.

Seattle Quilt BuildingSeattle Quilt Building
Seattle Quilt Building
In late 2018, Charter Construction began work on a refurbishment project on the historic Seattle Quilt Building in busy Pioneer Square. The name of the building refers to a time in the 1920s when the Seattle Quilt Company, makers of down jackets and sleeping bags, was located in the building. Today, the brick building is made up of 34 residential and 8 commercial units and is currently on the historical registry. Charter worked with the Department of Neighborhoods to ensure that the historical character of the building was maintained throughout the construction process.

Originally built in 1905, the Seattle Quilt Building’s aging brick exterior needed to be tuckpointed and sealed. Special care had to given to the historic advertising murals on the building’s exterior during this process. The penthouse level was also in need of some updates, including, new stucco, windows, and doors. All of the work on the building had to be completed without any access to the neighboring buildings’ roofs.

Charter developed a plan to install a platform, using Bosun’s chairs, on the exterior of the building to gain access to higher elevations. This platform allowed the Charter team to set up swing stages that could be used to access the upper floors of the building. During the stucco replacement, the penthouse level had to be completely encapsulated to protect the exposed walls from the elements. Cement board stucco was used instead of traditional stucco because it performs better in the cold, wet weather Seattle experiences in the fall and winter months.

Scaffolding had to be set up in an alley, which meant access to the alley had to be coordinated with the building residents and also with neighboring Seattle Pacific University. The residents stayed in the units throughout the construction process so extra precautions were taken to ensure their safety and Charter team members kept them apprised of the ongoing construction schedule.

Working in crowded Pioneer Square, one of the most popular tourist attractions in Seattle, proved to be quite challenging for several reasons. The traffic is heavy from morning until night, making materials drop off, commuting to the job, and parking very difficult. Careful coordination of materials delivery and the construction schedule was required in order to be successful under those circumstances. Charter employees planned ahead to manage the traffic and parking issues associated with the downtown location.

Nuhaus Live and Work SpaceNuhaus Live and Work Space
Nuhaus Live and Work Space
When completed, the Nuhaus  Building, located on busy California Avenue in the West Seattle neighborhood, will serve as both a residential and commercial space. The ground floor will be a home to businesses and residences will take up the top two floors. The 8,892 SF building is wood-framed and features a concrete slab-on-grade foundation.

The open-concept commercial space downstairs will soon provide an excellent home for several local businesses. Light pours in through the building’s numerous, oversized fiberglass windows. Striking modern light fixtures and hand-troweled concrete floors make this space stand out. The Nuhaus Building’s future residents will enjoy using the building’s beautiful floating-tread staircase, which is constructed of steel plate stringers, steel handrails, and stained Douglas Fir treads. Metallic surfaces have been incorporated throughout the building’s design, including aluminum railings on each residential balcony and steel framed canopies over the commercial spaces.

In order to provide an area for residents to enjoy the outdoors, the roof will be utilized as a living space. Porcelain pavers will be installed over the standard TPO roof system and pedestals. Fiberglass planter boxes filled with seasonal flowers and greenery will bring natural elements into the space, creating an ideal place for residents to relax and recreate. The exterior of the Nuhaus Building exhibits more of the mixed materials used in the building’s interior. The siding is a combination of black, red, and wood-grain fiber cement siding. The building’s landscaping includes several cast-in-place bio-retention planters and a stunning succulent wall garden.

Working on California Avenue, one of the main arterial streets in West Seattle, has presented some challenges. The small site is located on a corner of the busy road next to a bus stop. This means that much of the street cannot be used for materials storage or equipment. Within the confined limits of the work site, careful coordination needs to be made to ensure that materials storage is not impacting the construction equipment or the construction team’s mobility.

Materials delivery must be carefully planned and managed for continuous job site safety.The freezing conditions that will soon arrive in Seattle mean that our framing contractors will have to employ extra precautions. Charter plans to have the building’s roof completed before the heavy fall rains begin for the safety of the roofing crew. Currently, this project is on budget and we don’t foresee any issues with completing this project on time and within the projected budget, while still meeting our high standards for construction excellence.

Gull-Val CondominiumsGull-Val Condominiums
Gull-Val Condominiums
In June of 2018 Charter Construction began work on the Gull-Val Condominiums in Redmond, WA. The condominium complex, which was built in 1979, is comprised of five buildings with a total of 78 condominiums.

Like many 70s era buildings, the Gull-Vall Condominiums complex has several large trees on the property. The age of the buildings combined with the debris falling onto the roofs from the trees had led to wood rot and damage to the building’s roofs and exterior walls. Deferred maintenance on the buildings’ gutter had also taken a toll on the roof sheathing and the buildings’ overhangs. The roofing membrane had been absorbing standing water for decades due to this issue. Water had also penetrated beneath the original weather protective layer under the siding, which led to additional wood rot. After assessing the buildings and the damage sustained over the years, it was determined that all five buildings needed a complete envelope remediation.

The remediation project began with Charter team members replacing the buildings’ failing siding with HardiePlank fiber cement siding, new plywood, and a weather protective layer. A full roof replacement for all five buildings and the carports was completed using asphalt shingles. These shingles were chosen because they deliver a combination of cost effectiveness, easy maintenance—even in heavily forested areas, and a wide range of aesthetic choices. All of the windows were replaced with new windows and trim. One of the challenges on this project was that all five buildings are unique. Maintaining a uniform look with window trim, siding details, and columns took extra planning and effort but the Charter team was successful in creating a cohesive look throughout the complex.

Once work had commenced, a new area of concern was brought to the Charter team’s attention. The carport beams showed signs of wood rot and had also sustained damage from residents parking their cars over the years. The carports were emptied for inspection. Charter always places a priority on safety and as it turns out, taking the time to deal with this situation immediately was a wise move. A structural engineer conducted a thorough inspection of the carports and came to the conclusion that several of the existing beams lacked the integrity to sustain the weight of the roof. The engineer recommended replacing the compromised beams and also adding bracing components. The Charter team completed the repairs and additions within a timely manner to allow the residents, who remained in their units throughout the construction process, to go back to using their carports as quickly as possible.  

The unit decks and breezeways were waterproofed to protect them from the substantial amounts of precipitation in the Pacific Northwest. Charter also installed new, upgraded house fans in each unit’s master bathroom. These fans, along with the new windows and air barriers, are a key part of the overall objective to seal these buildings. Also, the whole house fans run on timers that will prevent humidity and condensation problems in the future. 

Brix Condominiums features 141 residential condominium units that span over three buildings and includes 7,700 SF of retail space with underground parking. Located in Seattle’s Capitol Hill neighborhood, the project was originally completed in 2008, but had since developed serious defects due to faults in the original design and substandard building materials used when the property was originally built.  

Project scope included structural repairs to the existing glulam beams and replacing defective products such as operable windows. Window replacement was difficult since repairs took place from the inside of the units. Charter’s project team created a special mockup to ensure the window sealant repairs would work correctly.  Vents were also be installed on all non-operable windows to improve air circulation throughout the units.  

The original concrete steps near the entry way had a reverse slope, allowing water to collect at doorways. The steps were demolished and re-poured so water is directed away from the building correctly. Charter’s project team also performed firestopping repairs. Drywall in the hallway ceilings was removed so crews could properly apply the needed firestop caulking at all key areas. Once completed, the drywall was reinstalled and painted.         

The Brix Condominiums project required careful coordination by Charter’s skilled project team to ensure the fast-paced schedule was met, while paying strict attention to safety and navigating the tricky jobsite and project scope. The dense urban location coupled with working in occupied units added additional complexity to the project as well.

Maple Leaf FlatsMaple Leaf Flats
Maple Leaf Flats
Maple Leaf Flats, a newly constructed 24,000 SF apartment building, is one of Charter Construction’s latest projects. The completed four-story building will house a total of 42 apartments. On September 29th, Charter began demolition on two existing buildings at the work site in the Maple Leaf neighborhood of Seattle. Once these buildings have been demolished, our team will perform the necessary sitework and excavation to prepare the property for new construction. Initially, soldier pipe supports will be drilled into the ground around the entire work site.  

When the preparatory work is complete, construction on the four-story concrete and wood-framed apartment building will commence. The first story will have a post-tensioned concrete podium. Above the first floor, Charter will use wood framing to create 42 apartment units. The building will also include one underground parking level. Maple Leaf Flats will have several special features, including, stone art, a green roof, solar-powered generating panels, and screened patios for the tenants on the first floor. 

The Maple Leaf Flats work site will present several issues, but Charter has the experience and the knowledge to manage these challenges. The site can only be accessed from a narrow residential street or alley. To further complicate matters, the alley cannot be blocked because it provides parking access to surrounding properties. So materials dropoff will be managed on a tight schedule and deliveries will be staggered so that the small roadways are not crowded. The site is too small for Charter employees to safely use a tower crane, and plumbing and framing scopes will be especially challenging. This adds an extra layer of logistics to the planning process but Charter employees have the experience and the knowledge to get the job done safely and efficiently. 

The Seattle construction market is currently very strong, which, in turn, escalates the cost of skilled labor. Higher wages for construction workers has increased demand and skilled employees are more difficult to hire in Seattle than in other areas of the PNW. Charter Construction’s long-standing reputation for excellence in the community has helped us attract highly skilled employees for this project, in spite of the increased demand for these employees.

Harwood CondominiumsHarwood Condominiums
Harwood Condominiums
The Harwood Condominiums are a seven-building, 105-unit complex located in Seattle’s Beacon Hill neighborhood. Some of the condominium units include commanding views of Puget Sound, the Olympic Mountains, and Safeco Field and Quest Fields. Built in 1985, the buildings were in need of some substantial upgrades when Charter Construction began work on the complex in 2017. Charter was hired to complete a substantial portion of the remodeling project and also to project manage and coordinate the efforts of multiple subcontractors. 

All seven buildings had vinyl siding that was failing. The old siding was replaced with metal and Hardi Plank cladding. New doors and windows were installed, replacing all of the outdated windows, sliding glass doors, and swing doors in the complex. As the existing roof was defective, it was removed and a new roof was installed. The private decks throughout the complex were waterproofed and railings were added. Charter employees completely rebuilt the entry breezeways and mail kiosks. The main courtyard was re-coated and new tight-lines were installed. 

Highline Community CollegeHighline Community College
Highline Community College
Charter Construction has broken ground on a 44-unit, 89,000 SF mixed-use building in Des Moines, WA. The building will be built using wood frame over concrete construction. Most of the building, about 59,000 SF, will be used as housing for students in the Highline College International Student Housing program and the remaining 30,000 SF will be utilized as a retail space and underground parking. The target date for occupancy is September 1, 2018. Each housing unit will include four bedrooms, a living area, and a kitchenette. Each of the four housing floors will have a shared common area. There will also be laundry facilities, bike storage, a community room, underground parking, and a roof-top barbeque. Residents will enjoy direct, walkable access to Highline College. Site improvements include full landscaping, an outdoor courtyard, and street improvements on S 236th LN.

This project has presented several challenges from the beginning. The September deadline and impending student arrival makes this project’s timeline critical. Contaminated soil was found onsite and proper measures were taken to ensure the soil was safe. There was a small homeless encampment on the site prior to construction and the residents were safely relocated. The Charter team had to bore across the busy Pacific Highway in order to obtain electricity for the building. Charter has met and will continue to meet the challenges this project presents in order to open the new building September 1st to the incoming student body.

Cambria Hills CondominiumsCambria Hills Condominiums
Cambria Hills Condominiums
Located in Bothell, WA, Cambria Hills is a large condominium complex made up of 18 buildings, with a total of 204 units. The building sustained extensive water damage because of reverse laps in the weather resistive barrier and also because the necessary flashing elements were missing or installed incorrectly. The windows were also failing. The siding on all of the Cambria Hills Condominiums was removed and replaced, as well as the gutters and downspouts, windows, doors, deck guardrails, and vents.

Many of the building materials were upgraded during the remediation process. The existing vinyl siding was replaced with HardiePlank siding. The Charter team replaced the exterior paper-faced gypsum sheathing with DensGlass fiberglass mat sheathing and plywood sheathing replaced existing OSB sheathing. The failing retrofit vinyl windows were upgraded to flanged windows that lap into the weather resistive barrier. The new windows have an excellent energy rating. Flashing was installed in all the critical transitional details. In order to correctly install all of new materials, the Charter team removed and then reinstalled electrical components, lights, and the fire alarm system components.

This project required careful coordination with the unit owners and residents in this 204-unit building in order to ensure the occupant’s safety throughout the construction process. This project had a 12-month schedule. Weather protection was provided as necessary to keep the buildings’ interiors dry during the Pacific Northwest’s long rainy season. Cambria Hills Condominiums are located on a hillside, which made stocking materials and completing various construction processes more complicated. But our team did whatever was necessary to ensure the highest level of safety on the job site for both residents and our construction crew.

The Butterworth BuildingThe Butterworth Building
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
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
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
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
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
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
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
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
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
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
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
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
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.