dusk view of Skybox

view of Courtside

night view of Courtside

Up until recently, development in Eugene has focused west of the University Campus. But a growing student population and an infu-sion of funds into major venues on the East side of campus that attract people to the area has created the need for additional growth to the east. The development of the east side of campus extends the walkable area for students and others associated with the university toward the Walnut Street area. This area already features restaurants, stores, and parks that have made it a popular residential neighborhood for faculty and staff at the UO. These 2 new projects, Courtside (completed 2010) and Skybox (completed 2011) are the corner stones of a developing walkable neighborhood that will be provide residents, both new and existing, a mixed-use area with additional retail and housing opportuni-ties.

defining a walkable neighborhood

Courtside & Skybox

Courtside

Courtside

Skybox

Skybox

These buildings are acting as emissaries for the Walnut Street Node Development that was devel-oped by the City of Eugene for the area to the East of the UO Campus. The development plan encour-ages high to mid density projects ranging from 3-6 stories tall with a mix of residential and retail. The plan also emphasizes the pedestrian and bike envi-ronments by minimizing car parking requirements and requiring pedestrian connections and secure bike parking.

Courtside was the first building to be developed with the City of Eugene while they were finalizing the Walnut Street Node specifics. The design team implemented a number of the strategies above and beyond the existing code (bike parking require-ments, pedestrian connections, streetscape im-provement, retail frontage) in order to better push forward the mixed-use plan to come. Skybox was the first building built under the new plan and has become an example for the City of how successful these developments can be from a leasing perspec-tive. A number of proposals are being developed that will continue to build up the mixed-use neigh-borhood following the success of the 2 buildings.

The design team has also involved the construction and building community in Eugene in the projects by doing tours through the Cascadia Green Build-ing Council. These have spurred conversation about how achievable these kinds of sustainable developments are even in this current economy.

dialogue with the community

view looking north along Orchard Alley

retail space in Courtside - tenant Little Big Burger

view looking south down Orchard Streetview looking north up Villard Street

Going forward with a new residential development in an economically depressed period is not something to do lightly. This necessitated a tight budget and a fast schedule for both buildings (to control soft costs and construction contingen-cies). This required not only cost saving strategies and inexpensive material and finish choices, but a commitment by both the design team, the owner, and the builder to work as an integrated team.

Integrated Project Delivery is a term often applied to projects using new tools and technologies and pushing the enve-lope with more complicated integrated systems. These buildings are built with traditional techniques, materials, and limited systems. Savings in time and hard costs came from the design team working closely with the general contractor and sub-contractors in the design phases to develop an efficient building that met the sustainability and quality goals set by the owner.

building for a new economy

Americans use an average of 60-70 gallons of water per day per person in their resi-dence. But while water remains plentiful and cheap in the Pacific North West it is difficult to encourage changes in behavior that will lead to a significant reduction in water usage. Installation of low-flow fixtures in the units, that are now accessible and inexpensive, have led to a reduction of 45% of potable water use in the 2 buildings. This means an estimated savings of 3,504,000 gallons of potable water every year.

Water use in exterior applications is also limited to the establishment period by working with our Landscape Architect to select species that are native and adapted to the wet win-ters and dry summers of Eugene. Plants in the eco-roofs were also planted before installa-tion to allow for a controlled early establishment period that set them up to succeed as they were installed near the end of the dry season. These plants are thriving.

Capturing and treating rain water is a significant concern in the wet months in Eugene. Multi-stage filtration that sends the water through eco-roofs/rain gardens on the 2nd levels and then through ground level filtration planters. This has reduced stormwater run off on the previously developed sites by 25% and removes 80% of the suspended solids before sending the water to the municipal sewer.

exposing & minimizing water useeco-roof at Courtside after 6 months establishment

native plants at Courtside &Skyboxeco-roof at Skybox after 3 months establishment

rain garden at Skybox after 3 months establishment eco-roof at Courtside after 1 year establishment hosting native species

Materials were selected for their sustainable qualities, authenticity, and how they reflect-ed traditional architecture in the area.

Local, sustainably harvested cedar is used in both buildings. Cedar is commonly used throughout the Pacific North West and is a connection back to the history of the eco-nomic development of the state. The cedar is stained with dark and natural stains that will grey out over time as the wood weath-ers without rotting or requiring substantial replacement. Graceful aging is vital to the continued vitality of the buildings and neigh-borhood that are created around them.

Shingled ceramic tiles on Skybox introduce an institutional quality material that con-nects to the University and sets a standard of quality for the neighborhood that en-courages the use of high quality materials. Traditional 3-coat stucco is also used for this reason.

Metal panels serve as finishing elements and highlights on both buildings. Provid-ing sharp differentiation of the masses and highlighting the punched openings breaks down the mass of the building to a more human scale.

The colors of the various materials contrast to break down the mass of the buildings to a scale more appropriate to the neighbor-hood.

exterior palette

North side of Courtside (right) and Skybox (right)

Skybox material pallet - cedar; green storefront glass; shingled ceramic tile

Courtside material pallet - cedar dark stain; custom yellow metal panel; natural cedar

Due to a constrained budget, care was taken to use inexpensive techniques to cre-ate vibrant spaces. Bold, saturated colors as accents against neutral finishes, simple vinyl super graphics, carpet patterns to minimize the impact of long corridors, and a few finely detailed elements with more expensive mate-rials give the overall impression of a simply composed building that opens itself to resi-dents putting their own personal stamp on it.

Neutral finishes with pops of brilliant color, in a Mod/Pop like pallet, create a strong vi-sual impact. Textural effects, like board form poured concrete in the lobby, give spaces depth. White vinyl graphics are at each floor landing representing the redwood tree on the site, connecting residents back to the neigh-borhood at each floor. Resident unit signage encourages dialogue amongst residents and fosters a sense of community by incorporat-ing a clip for paper/photos/notes/etc. The common corridors throughout the building utilize vibrant colors and a strong geometric carpet and a subtly-tinted accent wall in the long corridors on each floor give them an inviting boutique feel.

Additional money and time was spent in the major common areas on the ground and 6th floor. These spaces are public facing and are developed to both allow residents to have a variety of gathering spaces and to represent the community to the neighborhood in a posi-tive light

super graphics & detailing with paint

concierge desk in lobby at Skybox

public corridor at Skybox

6th floor community area at Skybox

typical unit at Courtside