mixed-use

Capco Plaza

Location: Seattle, Washington

This project involved construction of a seven-story, 400,000-square-foot mixed-use building housing 157 luxury apartment units on top of 67,000 square feet of retail space and three levels of above- and below-grade parking. It includes a 40,000-square-foot QFC grocery store, a Petco pet supply store, a liquor store, and a tanning salon.

ORA was engaged to perform video monitoring as well as testing and inspection of the following items:
  • Epoxy grouting of rebar and anchor bolts
  • Lateral framing
  • Post-tensioned prestressed concrete
  • Reinforced concrete
  • Reinforced masonry
  • Shotcrete
  • Soil nail grout
  • Structural steel
  • Turbidity/ water quality testing

Citizen Building (13th & Madison)

Location: Seattle, Washington

Built to achieve LEED Silver certification, this project involved construction of a new six-story mixed-use building with 6,100 square feet of retail space, including a 2,700-square-foot Banner Bank location, and 107 apartment units over underground parking for 50 vehicles. Bike racks and EV car charging stations were installed in the parking garage to encourage eco-friendly transportation.

ORA was engaged to provide the following testing and inspection services:
  • Shoring system welding
  • Tieback grout
  • Augercast grout
  • Post-tensioned prestressed concrete
  • Reinforced concrete
  • Wood seismic resistance system
  • Shotcrete
  • Reinforced masonry
  • Structural steel fabrication and erection
  • Epoxy grouting of rebar and anchor bolts

Bakhita Gardens

Location: Seattle, Washington

This project involved construction of a six-story mixed-use building with congregate residence, 2,506 square feet of retail space at ground level, and 9,751 square feet of human service use (interim housing for homeless women) with basement parking for six vehicles.

ORA was engaged to provide the following testing and inspection services:
  • Reinforced concrete
  • Post-tensioned concrete
  • Reinforced masonry
  • Wood seismic resistance system
  • Cold-formed steel framing
  • Structural steel fabrication and erection
  • Proprietary anchors

Thornton Place Development

Location: Seattle, Washington

This six-acre development consisted of three main construction sites – Thornton Place (constructed by Walsh Construction), Regal Cinemas at Thornton Place (constructed by S.D. Deacon Corporation), and Aljoya Thornton Place (constructed by WG Clark Construction). Thornton Place involved construction of two 6-story buildings housing 278 market-rate apartments and six 3-story buildings housing 109 condominiums, all constructed over a 950-stall garage, with 50,000 square feet of retail space at the ground level. Regal Cinemas at Thornton Place included construction of a 14-screen cinema. Aljoya Thornton Place involved construction of a 243,948-square-foot retirement facility, under a separate owner. Most of the buildings in this mixed-use development were primarily wood framed over concrete. The estimated construction cost is $164.5 million.

ORA was engaged as the special (structural) inspection and geotechnical firm of record for this project.

Geotechnical aspects of this project include the excavation of approximately 200,000 cubic yards of soil to depths of up to 35 feet below the existing site grade, and the installation of soldier pile and lagging shoring with up to two rows of tieback anchors. ORA’s geotechnical consultations for this project included providing recommendations for geotechnical issues as they occur, including RFI’s and evaluating possible foundation system alternatives.

ORA’s scope for the geotechnical inspections included the following items:
  • Monitoring of the installation and performance of the shoring system
  • Soil bearing verification
  • Structural fill placement
  • Soils compaction
ORA’s scope for structural special inspection services included the following items:
  • Cold-formed steel framing
  • Curtain wall fabrication and erection
  • Epoxy-grouted anchor bolt installation
  • Mechanical anchor bolt installation
  • Prestressed concrete
  • Reinforced concrete
  • Shotcrete
  • Spray fire-resistive materials
  • Steel joist erection
  • Steel seismic resistance system
  • Steel stair erection
  • Structural steel embedded items in concrete
  • Structural steel fabrication and erection

McDermott Place (Lake City Court)

Location: Seattle, Washington

This $16 million project involved construction of a six-story, 75-unit affordable apartment building for homeless individuals, with 38 of the units designated specifically for veterans. The building also houses a food bank, medical and dental clinic, and mental health services. McDermott Place has been built to strict environmental standards, meeting Washington State’s new Evergreen standard and is LEED Certified equivalent. The roof material has high-reflectivity to minimize heat gain; a rain garden cleans storm water runoff before it enters the detention vault; and bike racks and bike storage are provided for residents, food bank clients and staff.

ORA was engaged to provide testing and inspection of the following items:
  • Cold-formed steel framing
  • Epoxy-grouted anchor bolt installation
  • Mechanical anchor bolt installation
  • Post-tensioned concrete
  • Reinforced concrete
  • Shotcrete
  • Wood seismic resistance system

Legacy at Pratt Park (1800 South Jackson Project)

Location: Seattle, Washington

This project involved construction of a six-story, 392,910-square-foot mixed-use apartment building consisting of 246 residential units, 7,000 square feet of retail space, and three levels of underground parking containing 369 parking stalls, located on the entire block of the former Wonder Bread Bakery. Amenities include a rooftop garden, a theater, a fitness center with training room, and a community center.

ORA was engaged to provide testing and inspection services for the following items:
  • Epoxy grouting of rebar
  • Expansion anchor bolt installation
  • Lateral framing
  • Post-tensioned prestressed concrete
  • Reinforced concrete
  • Reinforced masonry
  • Shotcrete
  • Soil nail grout
  • Spray fire-resistive materials
  • Steel decking
  • Structural steel fabrication and erection
  • Nondestructive testing of welds
Otto Rosenau & Associates, Inc. (ORA) | 6747 Martin Luther King Jr. Way S. | Seattle, WA 98118-3216 | U.S.A