As a firm, Ankrom Moisan has a robust experience with mass timber. We were early adopters of the technology, and our expertise exemplifies our commitment to both sustainability and innovation.
Initially, we carved out a niche in mass timber office buildings, completing several projects with technologies like CLT, NLT, and Mass Plywood systems.
As our expertise and relationships in the mass timber market grew, we decided to merge this knowledge with our core strength in multifamily housing. With over 33,000 residential units completed for developers over the past 40+ years, we have amassed a deep understanding of this typology.
Seeing an opportunity for technology to meet typology, we decided it was time to unify and evolve these two distinct areas of expertise.
Sandy Pine stands as a testament to this evolution – a towering high-rise of market-rate housing in Portland, Oregon’s vibrant east side. This project represents many of our best strategies for integrating modular CLT mass timber systems within multifamily buildings, offering a perfect case study for the future of mass timber in housing projects of various types.
Check out the case study here:
Employee Spotlight: 2024 Q3 Design Champion Feature Aaren DeHaas
Honorerd as the Q3 Design Champion for Ankrom Moisan’s Reward & Recognition Program, Aaron DeHaas relies upon the support of her team to organize chaos and deliver exceptional workplace designs that speak to the goals and culture of her clients.
Aaren in Ankrom Moisan’s Seattle office
Attracted to Ankrom Moisan by the caliber and variety of project types being done here, Aaron has been a part of the workplace team for the last nine years. Finding opportunities to learn and grow is very important to her, so she naturally has flourished within her team.
“The workplace team is a really fast-paced group,” she said. “We go through a ton of projects in a year and have such a strong, supportive team. It’s interesting because we have such a great variety of projects and scale, from itty bitty projects where the client just wants to add a wall and a door, to full buildings.”
“We work on a lot of projects at once,” Aaron said. “At one point I was working on 12 projects at the same time. It’s a lot but you’re getting experience in every phase of a project at once. It almost expedites your learning in a way, since you’re going through the workflows from start to finish on a project in various scales. It’s on-the-job learning.”
While having to juggle so many projects at a time could easily become overwhelming, Aaren says that the workplace team supports each other in a way that reduces the amount of stress she feels.
“There’s a collaborative nature that’s always apparent and always somebody to turn to that’s got your back,” said Aaron. Whatever it is, we all band together to make sure anything that needs to get done is completed. Having team members you can rely on and trust has been the most supportive thing to me and my success.”
Aaren’s recognition banner
Aaren’s favorite projects are the fully designed projects where there is an opportunity for her to let loose and flex her creative design muscles. These projects are often on-of-a-kind. “Because each client’s culture is different, you can kind of tailor those project to reflect those cultures,” she said. “I get inspired by that kind of connection with clients and with using their cultures and personalities to guide me in design. It’s fun to take their brand personality – their colors and fonts and signage and that sort of thing – and transform it into a tangible space. There’s always bumps along the way, but once you get it, it feels great. Clients like it too because you understand them, and they feel heard.”
Aaren in Ankrom Moisan’s Seattle office
When she first found out about her recognition as 2024’s third Design Champion, Aaron was shocked. “I found out from the videos in Green Screen In Between. I was completely surprised,” she said. “I saw my picture and did a triple take. It took a little bit to sink in.” Now that she’s acclimated to the honor, she has high hopes for the future of the Rewards & Recognition program, although she is still humble about her selection as an honoree. “It feels really nice to be recognized. It’s a nice thing to do for people and I hope that this program encourages people to continue to grow and put out their best work,” she said. “Although I’m the one being honored, you can’t do what I do without the rest of the workplace team and the supportive structure we have,” she added. “It’s too much to do by yourself.”
Aaren’s Rewards & Recognition Nomination Video
In her nomination video, Alissa Brandt, Vice President of Interiors, praised Aaren for her ability to manage complex, high-pressure projects while delivering exceptional results, as well as your tendency to meet demanding deadlines with creative solutions while still finding the time to guide and support her teammates. Acknowledging that she can’t keep everything in her head, nor would she want to, Aaren explained how she uses notes to stay organized and on top of her work, sharing important information with her team in a timely manner.
“I’ve heard it called ‘organized chaos,” she said. “I’m organized and have a system that works for me. I have so many notepads and sticky notes everywhere; I’m not sure if it works for anyone else.”
Bethanne Mikkelsen, Senior Principle, similarly calls our Aaren in her nomination video, complimenting her ability to elevate the design process and facilitate a creative culture that thrives within the firm.
“As far as elevating design,” Aaren responds, “I think it goes back to taking risks. You can’t find the full potential of what a design could be without putting yourself out there a little bit. I try to understand who a client is and what their culture is like, and how to push it a little further; How we can take their comfort zone and push it to the next level.”
This is something that Aaren could do over and over again. “I feel that design is never done,” she confessed. “It’s almost like its own organism, always changing and adapting. I think that that kind of flexibility is really important – you can get to a point where you’re happy with where a design is, but you have to be open to the possibility of making adjustments. Inspiration can hit at any moment and your design may be better for it in the end.”
“As long as our clients are happy, that’s what our goal is – that they have a comfortable space that shows off who they are and attracts the talent they’re looking for,” she said. “it’s all about making good designs that reflect our clients and their goals.”
Employee Spotlight: 2024 Q3 HOWNOW Champion Ferdilyn Ramirez
Recognized as 2024’s Q3 HOWNOW Champion for bing an advocate and proponent of Ankrom Moisan’s company culture for the San Francisco office, Senior Associate Ferdilyn Ramirez embraces our spirit of sharing openly, boosting teamwork, camaraderie, and inspiring others to live and follow our HOWs.
An original member of Ankrom Moisan’s San Francisco office, Ferdilyn was absorbed into the firm back in 2016 when we merged with Forum Design, a small architecture and planning firm, taking over their Bay Area office space. It was a big change, but one that was not unwelcome.
“Coming from a smaller firm to be part of a larger company with more resources has been really nice,” Ferdilyn reflected about becoming part of AM. “The different types of work and projects that we get to work on has been amazing compared to the smaller portfolio I had before. The people are also great.”
Ferdilyn on top of Ankrom Moisan’s Portland office.
Passionate about providing housing to those in need, Ferdilyn sees her involvement with the Affordable Housing studio as a Technical Designer as Ikigai, a Japanese concept that roughly means ‘one’s reason for being’ or ‘sense of purpose.’ “There’s a Venn Diagram of what the world needs, what you’re good at, what you can be paid for, and what you love,” she said. “The overlapping parts in the center are your purpose. I think housing architecture does that for me.”
Feeling positive about the difference she makes day-to-day through the Affordable Housing studio, Ferdilyn notes that working closely with her team has not only boosted her self-confidence but also increased her overall trust. “The open communication in all project teams I’ve worked on has been the most helpful for me in creating a feeling of trust in the work that I do,” she said. “I enjoy feeling like we can execute a project or plan, and people don’t have to micromanage one another to get it done.”
Ferdilyn at AM’s Portland office.
When AM leadership got together to come up with our HOWs and Whys, Ferdilyn was quick to adopt them into her daily routine. “I thought it was an interesting and fun new way to look at work,” she said. These initiatives quickly became second nature to Ferdilyn, as she views the tenants of company culture like part of herself. “It’s really all about being yourself,” Ferdilyn insists. “Then from there, it stems off to the other HOWs. I told myself last week that if you can just be yourself, then everything else will come naturally.”
“Being myself is the easiest one,” she shared. “Embracing change is harder.”
Offering advice to young professionals who may just be starting at a company with strong values like Ankrom Moisan, Ferdilyn imparted “Be yourself. Trust the path. Be vocal and learn what you want. Be positive and have fun with it. Be professional, but still, have fun. Don’t get so hung up on the day-to-day tasks; Look at the bigger picture and what you’re working towards.”
Ferdilyn’s Nomination Video
Ferdilyn was watching the Green Screen In Between video on her phone with a few people at lunch when she found out about her nomination. “I was very surprised,” she said. “I didn’t even know that the Q3 awards had been released.” Feeling honored about her selection, Ferdilyn links her win to the confidence and trust she has built with her team, and the relationships that she has developed at Ankrom Moisan. “The trust I’ve built with my team goes hand-in-hand with building my confidence,” she continued. “This award is a perfect reflection of that. It’s been nice to be recognized for that kind of growth.”
Hoping that the Rewards & Recognition program continues well into the future, she praised the series for how it connects the firm across offices. “You get to hear about all the great work that everyone is doing every day,” she said. “But then to highlight just a few people is so great. I think having a spotlight, singled-out recognition is very rewarding. It’s really great to see people talk about each other in a positive way.”
“Maintaining company culture across offices with physical distance is tough. I don’t think you can impose ‘culture’ on a team, but with the way our HOWs are structured, there is space to be ourselves and make it our own,” Ferdilyn said. “When there’s a larger event in Portland or Seattle, we try to find similarities in date, time, and type of event. Sometimes, that’s not possible, so we put our own spin on it. This lets us try to include everyone, make sure everyone is interested, and that we have full attendance. When one person misses an event, we feel the impact since we have such a small team in San Francisco. In the end, I think that’s part of what helps keep our culture alive!”
Michael Stueve’s Workplace Design Trend Predictions for 2025
Co-leading Ankrom Moisan’s workplace interiors team for over half a decade, Michael Stueve, Principal, knows the ins and outs of workplace design like the back of his hand. His experience with Futures Thinking has prepared him to identify many office trends before they spike in popularity and become a regular design consideration, like hybrid work capabilities and the importance of fortifying culture through the built environment of an office space.
Reflecting on recent project work, Michael has pulled together and shared his top workplace design trend predictions for 2025.
“Although COVID-19 ushered in a reimagined workplace experience over the last few years, one truth remains unchanged,” Michael shared. “That is that successful businesses excel at aligning physical office spaces with organizational values and emerging work practices.”
Michael Stueve, Principal
“Collaboration and amenity spaces have certainly been upgraded over the past few years, but what’s next?” Michael asks. As workplaces are ever evolving, he sees three significant drivers for 2025’s evolution: AI, fresh air, and inclusivity.
AI
“As AI is dramatically impacting the way we work and redefining job roles, businesses will require ever more enhanced collaboration areas that double as training and up skilling hubs,” Michael predicts. “These spaces will feature cutting-edge integrated technologies, flexible furniture, sophisticated audio systems, and designated presentation zones.”
Merrill Creek | Everett, WA
“This evolution signifies a blend of workplace and higher education design strategies, fostering continuous learning and adaptability,” he said.
Fresh Air
“From a wellness perspective, our client surveys reveal that the number one amenity employees are seeking is not pickle ball. It’s fresh air and daylight,” Michael said.
“For instance, we recently had a client in a Class-A CBD office tower relocate to a floor with a large private outdoor area connected to the break room,” said Michael, speaking of the recent Colliers PDX Headquarters project. “The result is that team members coming to the office daily have increased by 50%. Couple this with biophilic elements and natural materials, and you’re set for the coming year and beyond.”
Colliers | Portland, OR
Inclusivity
On top of rapidly changing technologies and connections to nature, there are other opportunities Michael has identified as workplace design trends this year. One of these is designing spaces that support a journey to belonging through inclusive interiors elements.
All-gender restrooms, quiet zones for neurodiverse employees, and improved accessibility for individuals of all capabilities all contribute to an inclusive office atmosphere, signifying that a company truly carers about its employees and is willing to address their needs in meaningful, impactful ways.
Amberglen, a recent office project outside of Portland’s downtown core merges the fresh air trend with an inclusive atmosphere. “The owners had the opportunity to amenitize the space to the level of a downtown Class A, capitalizing upon an indoor-outdoor opportunity for tenants,” Michael said. “With an eye towards wellness, inclusivity, and fresh thinking, Amberglen includes elements that bring the outdoors in, as well as spaces that encourage tenants to bring work outside. Having outdoor work areas means there is cross-pollination between the two approaches to wellness and inclusivity.”
Amberglen | Hillsboro, OR
Although these amenities and considerations have been done before and are nothing groundbreaking on their own, joining them together creates new experiences and perspectives for office tenants, re-framing the everyday impact of emerging technologies like AI and the importance of biophilia.
“When you combine the elevated collaboration that stems from technology with fresh air and inclusivity, they all total up to wellness,” Michael states. “When all three things are firing on all cylinders, it creates an environment of wellness, which is the greatest amenity of all.”
Employee Spotlight: 2024 Q2 HOWNOW Champion Matthew Poncelow
Just past his ten-year anniversary with the firm, Matthew Poncelow, Senior Project Manager, sees the hidden connections between a project, its intended users, and the team of designers creating it, using Ankrom Moisan’s HOWs to stay on top of those threads, manage what needs to be done, and identify opportunities for collaboration across teams. He chooses his own adventure, supporting those he works with along the way.
Matthew Poncelow.
Matthew initially came to Ankrom Moisan from Santa Fe, New Mexico, relocating to the Pacific Northwest because of his desire to pursue housing work. He recalls his job search, saying “Ankrom Moisan was the most welcoming and seemed to have the best culture. They were also working on project types I wanted to be involved with, so it seemed like a perfect fit.”
Now, a decade later, Matthew has seen a lot of change within the firm and architecture industry at large. “When I first started, it was very different,” he shared. We were still in the old building on Macadam Ave. Tom Moisan was still very much involved in the daily things going on in the office. It was a time of growth. There was lots of hope, and lots of future project prospects. It was just a really exciting time to be here.”
Matthew noted how interesting it has been to see how we work move into the digital sphere. “When I started, there was still a lot of paper around the office. There were piles of drawings and still lots of physical media,” he said. “We don’t have that anymore – it’s all online. Our visualization has advanced so far, too. Now we have things like Enscape where you have a real-time rendering that you can engage with in virtual reality. I’m looking forward to seeing what the technology does over the next ten years.”
“It’s funny,” he added. “As I’ve gotten older, it’s gotten harder and harder to embrace change. We get used to doing things a certain way. After doing it that way a few times, we think we know what to do. That’s why I think that embracing change, while being the hardest HOW to embrace, is probably one of the most important of our values, since it’s the only way one can grow.”
Matthew (center) at the 2022 AM holiday party
Adapting to industry-wide changes and gaining a better understanding of the architectural process along the way, Matthew attributes his ability to see how the different parts and pieces of the architectural process come together to his position as a Senior Project Manager. “I’m very lucky. I’m able to start at the very beginning with the developer and feasibility studies on many projects and am also there at the end when we’re opening the building and people are moving in,” he said. “Being able to see the whole spectrum from start to finish is really what architecture is about to me.”
While the prospect of working on housing is what attracted Matthew to Ankrom Moisan, our firm’s culture, and the people who make it up, is what has kept him here. “There are a lot of great people at Ankrom Moisan,” Matthew stated. “The people who work here genuinely care about each other.” He continued about the atmosphere of encouragement at Ankrom Moisan, saying, “I think that there’s a lot of room for professional growth here. It’s a ‘choose-your-own-adventure’ place to work. If you’re interested in something or have a passion about something, very often, the firm will support you in becoming more of an expert in that area.”
“You will get out of Ankrom Moisan what you put into it,” he said. “Listen; Learn; Watch what others are doing and you will see our HOWs manifested in the people around you. By just participating, ways to embrace our HOWs will show up. Get involved and be a part of it.”
Ankrom Moisan’s HOWs
With that perspective in mind, Matthew is very satisfied with the adventure he’s chosen in housing. “The scale of projects is interesting to me,” he shared. “I like working on larger scale projects.” Specifically, Matthew loves doing fire stations. “They are some of the most well-organized folks out there. They know what they want, and they make decisions quickly,” he said. “I find that the impact of doing multifamily housing and being involved in bigger jurisdictions – providing housing to lots of people where it’s needed – is very satisfying.”
Matthew on the roof of Ankrom Moisan’s Portland office.
Finding inspiration for a new project is another aspect of housing that Matthew finds satisfying. “A lot of that early work on a project is learning about the site and the community it will serve, as well as learning about the history and geology of the site,” he said. “I find that very inspiring, and I enjoy the challenge of figuring out how to take a complicated set of requirements and make them real. The depths and processes that go into creating impactful architecture inspires me quite a bit.”
Because there are often many different moving parts that go into the process of creating an impactful project, Matthew shared that success comes easiest when people are at the top of their game, “when we’re all doing our part and functioning like a well-oiled machine.”
Recognized by David Kelley, Housing Studio Director, in his nomination video for his excellent leadership, cool head, and commitment to quality work, Matthew acknowledged the significance of Ankrom Moisan’s HOWs in influencing his work ethic and communication style. “It all really starts with leading from the heart,” he explained. “It brings me great joy to be problem solving and caring for people and communities by trying to create wonderful places for them to live and thrive – in my mind, quality work is the way to show that, and I think that my quality of work is a direct reflection of all the people I work with. I would not be able to do the quality of work that I do if it wasn’t for the other people around me. There’s a lot about sharing values openly that contributes to that. And like I said, I love it. I’m having fun with this. I enjoy the process. I’ve wanted to work in architecture ever since I was a kid. For all these reasons, I’m led to want to do my best, highest quality work.”
Matthew’s nomination video
Don Sowieja, Housing Studio Leader, also recognized Matthew’s ability to balance multiple projects in his nomination video, something that Matthew attributes to his understanding of the architectural process. “Working on multiple projects under multiple different phases of construction is something that is simplified by having systems and standards in place. It makes it easier to deal with unknowns on a project and quickly shift gears when you know that the foundation or base is there.”
For example, Matthew makes lists and sheets to keep track of what is happening on a project at any given time. “Being disciplined and maintaining these systems makes it so that if someone calls me up and asks about something, I know where to look to figure out the answer,” he said. He pointed out that it’s the same way with our drawings, saying “the reason why we do the drawings the way we do is because there’s consistency and a system there. The line weights have meanings based on these systems, creating that understanding. That’s the only way to be able to handle as much complex information as we do, being able to have these different standards.” It’s Matthew’s trust of systems and standards, and his open sharing of information to secure a project’s success that earned him the title of Q2 HOWNOW Champion.
When Matthew found out about his recognition as the Q2 HOWNOW Champion, he felt seen. Working remotely and traveling to project sites, his time is often split between his home office, project sites, and Ankrom Moisan’s Portland and Seattle offices. “I’m kind of always coming and going,” he said. “To know that even thought I’m not present there with everyone, I’m still being noticed for the work that I’m doing is something that I’m very appreciative of.”
He hopes that the Rewards and Recognition program serves as a reminder of the values that this company was founded on, rather than just being a regular ’employee of the month’ type of recognition. “When I found out I was being honored, I sat down for a second to look at the value wheel on our website and think about them for a good minute,” he said. “It’s my hope that the legacy of this program is a good reminder of our HOWs and what our core ideas and philosophies are. I hope it ensures that the core tenants of what we’re trying to do stay alive and don’t just become a webpage that nobody looks at.”
Matthew’s Rewards and Recognition banner
Meditating on the idea of Ankrom Moisan being a ‘choose-your-own adventure,’ Matthew has a lot of advice for younger, emerging professionals. He stresses the importance of asking questions, stating that people who ask questions “create opportunities for us all to grow, which is something we must be careful not to lose in the new world of remote work.” He goes on to say that it’s important to be a helper and a problem solver, as “a willingness to get involved and do what needs to be done will serve one well through all the different parts of their career. People look for helpers and problem solvers – if you focus on being one, you will be presented with many opportunities.”
Some of those opportunities should not be taken for granted according to Matthew, such as the opportunity architects have daily to make an impact on the world around us. “Something that I try to impart on younger staff members who work with me is that we are literally changing the world and changing our environment in so many ways,” he said. “It’s important to remember that we can do amazing, difficult things, even if there are problems and roadblocks along the way.”
Undoubtedly, Matthew uses Ankrom Moisan’s HOWs to overcome any roadblocks that cross his path, allowing him to continue to make a difference to the world around him by providing quality housing to those who need it.
Rocking for a Cause
CCC
Since 1979, Central City Concern has helped struggling individuals overcome barriers such as lack of affordable housing, health care and living-wage jobs, systemic racism, mental health challenges, chronic health conditions, substance abuse disorders, and time spent in the justice system. Their approach addresses both the systemic drivers of homelessness and the individual factors that can reinforce it, and their foundational belief is in the restorative powers of human connection and dignity. It’s with this lens that the mission goal of ending homelessness by treating the whole person emerged. Helping upwards of 15,000 individuals every year, they offer services that range from housing, healthcare and recovery to employment assistance and other culturally specific support.
CCC Cedar Commons
Sharing this vision of ending homelessness by creating connected communities where all our neighbors have access to housing, health, and economic opportunities, we have collaborated with CCC on many projects since 2016’s Cedar Commons. Like many of the other projects done in collaboration with Central City Concern, Cedar Commons is a mixed-use affordable housing complex dedicated to building community and offering compassionate support to those struggling with addiction, lack of housing, or mental health issues, helping them become self-sufficient and productive. It was also the start of a years-long collaborative relationship.
Amanda Lunger’s “You Down With CCC” rap video
Reflecting upon the long working relationship between Ankrom Moisan and Central City Concern, Mariah Kiersey, Co-Leader of the Office / Retail / Community Studio, shared that “from the Blackburn Center to 1616 Burnside and Meridian Gardens, we have been collaborative with CCC to provide the spaces to treat the whole person for years. This fundraiser was another fun way for us to help spread the word of all that CCC does within Old Town and across Portland.” She finished, hoping, “we look forward to future collaborations in fundraising, volunteering, donations, and of course, amazing design work together!”
Jenna Mogstad, a designer who has worked on many of Ankrom Moisan’s collaborations with Central City Concern, noted how AM’s relationship with CCC “began with the Blackburn Center and has only grown stronger.”
CCC Blackburn
“CCC and Ankrom Moisan have always had a similar mission to create homes for those who need them most,” Jenna said. “Every project has provided new insight and lessons learned into what is going to be best for future residents, which has only made our process more efficient and fun. They’re much more than a client to us – they’re a partner. We know the work they do is invaluable, and we want to do as much as we can to continue to support that mission and make an impact within our community. Whether that means volunteering our time after-hours or taking extra steps to provide a unique or meaningful project, Central City Concern have always allowed us to participate in their efforts to make a difference. This includes hosting events like jAM, where we can truly make fundraising fun!”
Features in Give!Guide, Willamette Week’s yearly collection of local nonprofits, charities, and fundraisers for Portlanders to donate to, CCC plugged their goal of raising $100,000 while speaking highly of us and our longstanding relationship, saying “everyone deserves to feel safe and proud of where they live, and Ankrom Moisan has been invaluable in helping CCC accomplish this goal – creating spaces designed for a lifetime of growth, with “home” as their guiding principle. We’re thrilled to partner with Ankrom Moisan for this year’s Give!Guide campaign.”
The jAM
Promotional poster for the jAM fundraising concert
Combining Ankrom Moisan’s cherished “pickathon” showcase of AM’s staff musicians with our yearly fundraiser for the first time, 2024’s jAM event was a rocking, rolling success. Partnering with Portland-based nonprofit Central City Concern (CCC) to support their mission of providing affordable, supportive housing to those who need it, about 100 individuals from Ankrom Moisan, CCC, and elsewhere danced and sang along to live music performed by two of Ankrom Moisan’s very own house bands, raising money while having fun and enjoying some delicious food and drink in Southeast Portland’s Hoku event space.
Ryan Miyahira, Co-Director of the Senior Communities Studio, member of both The Old Town Specials and The Hip Replacements, and a key organizer of jAM said about the event, “it’s really exciting we got two companies that have worked together on some of these really great, innovative projects to support the homeless and people in need.”
The Old Town Specials playing “Feelin’ Alright?” by Joe Cocker
The festivities were kicked off on Friday, November 15th by The Old Town Specials, featuring Stephanie Baker on vocals, George Signori, Juan Conci, Ryan Miyahira, and Adam York on guitars, Don Sowieja on bass, and Justin Johnson on drums. They played a high-energy set to a crowd of dancing Ankrom Moisan-ers before Maya Edelstein, Interim Director of Development for Central City Concern came out on stage to give a word about how our work building affordable, supportive housing for those in need has been integral to supporting CCC’s mission.
“Ankrom Moisan has been a critical partner in Central City Concern’s efforts, collaborating on innovative projects like Cedar Commons and the Blackburn Center, but our work together doesn’t end there,” Maya shared. “Like CCC, Ankrom Moisan understands the importance of a place to call home, and they embody this value by showing up for the organization and our clients at every turn. Given that Ankrom Moisan is made up of remarkably creative people, it didn’t surprise us that they found a way to support our Give!Guide campaign with the jAM fundraiser. By putting their talents on display, Ankrom Moisan’s staff created a fun, warm-hearted environment to encourage giving. We’re so grateful for everyone’s efforts in making the fundraiser a success.”
Featuring the talents of Ryan and Lara Miyahira, Justin Johnson, Pete Abrams, Grant Gascon, and John Chase, The Hip Replacements took to the stage to close out the night, playing funky, energetic covers of Prince and Gloria Gaynor, among other saxophone-infused toe-tappers.
At the jAM event along, we were able to raise $2,700 in donations for Central City Concern, just over 2.5% of their total goal for the Give!Guide fundraiser. To help CCC reach their goal of providing services that support struggling individuals throughout Portland, donations can be made through Willamette Week’s Give!Guide, here, until December 31st, 2024, or directly to Central City Concern, here.
Things Your Architect Wishes You Had Done in Masterplanning
In architecture and urban planning, masterplans are strategic documents that design, organize, and plan for the development of a large site or area containing multiple blocks or buildings. They provide a comprehensive framework for the development of an area of land to be used, whether it is for housing or other building types, infrastructure, or open spaces for a community or certain property. They establish the overall vision for a property that allows for coordinated decision-making as individual building or infrastructure projects are designed and implemented over time.
Ankrom Moisan has worked on many buildings within larger masterplans throughout California’s Bay Area as part of Special Use Districts or Specific Plan Updates. We enjoy working on these projects since they have the potential to make a tremendous positive impact on the area where they are constructed, which is exciting. Masterplan projects can create thriving new neighborhoods or contribute to a massive infusion of jobs, housing, and community amenities that reinvigorate existing – yet stagnant, historically under-invested, or under-resourced – neighborhoods. One of our recently completed projects, The George, a 20-story high-rise in San Francisco, was completed as part of the Fifth and Mission Special Use District which had that exact intention.
An aerial shot of The George and the surrounding Fifth and Mission Special Use District
Risks
Of course, while there is a great possibility for a large, impactful success with expansive projects like these, masterplans also come with a lot of risk for the developers that back them. Often, the biggest risk taken by developers in our environment of rapidly shifting construction and real estate markets is timing. These masterplans are for projects that can take many years, maybe even a decade, between the start of the planning process and a building’s completion, so every early decision really counts.
A thoughtless decision in the initial layout of a lot or in the design parameters that get baked into an EIR* can very easily balloon a project’s timeline. If an individual building’s design is consistent with the design guidelines studied in the masterplan’s EIR, then the building doesn’t need its own separate EIR. However, if a project deviates from what was studied in a masterplan’s EIR, there’s a chance that the building will need to conduct its own environmental review, which is a very long process. This can spiral out of control when every building needs a time-consuming modification to rectify the issue. On the other hand, well thought-out initial design documents can facilitate a smooth entitlements process, meaning that you get exactly what you expect on your project while shaving months or years off the approvals timeline, directly resulting in earlier TCOs**.
How Architects Can Help
As architects we’ve worked on complex projects like this with many development partners. We know what strategies work well and what common pitfalls to avoid. We want to ensure that complex masterplans are not more complex than they need to be.
Video: Navigating Complex Entitlements with Architect Chris Gebhardt
Working hand-in-hand with architects throughout the process to design buildings as guidelines are being developed is the best-case scenario for masterplans with complex entitlements. Your priorities become the driving force when the building designs are actively influencing the design guidelines, instead of merely reacting to them. It’s so much easier to make the case that a massing modulation requirement is overly restrictive by showing the city a beautiful non-complying building they would be happy to approve before that compliance language gets codified than after, when they and you are forced into a time-consuming mediation process. In some cases, owners have been able to use excerpts from our SD design packages as the actual “design guidelines” so they know they’re going to be allowed to build the building they want and allowing them to skip the whole process of developing generic design guidelines that could backfire. In this scenario, when the individual buildings need to be entitled its basically a rubber stamp review.
Even if the architects can’t be brought on for a whole initial design phase it can still be impactful to get them on board for occasional test fit checks, studying the lots and design standards you are considering implementing. It does not require consistent work (with associated consistent fee burn) but can be done as short studies here and there, and if you’re using the same team, they can get increasingly efficient with the studies and then translate what they’ve learned into an efficient early design phase once you get to that point. Our tier 2 feasibility study service provides a quick-yet-accurate understanding of the yield potential of a site. Typically, it includes a full zoning analysis, a zoning mass impacts table, buildable volume diagrams, and graphic site location and zoning, among other expected deliverables like simple floor area plans, an area summary, and simple massing diagrams. In the context of developing a masterplan, this template can easily be used to study the impacts of design requirements.
While it’s ideal for an architect to get involved with a project in the early planning stages, bringing on an architect at any stage means that you’ll get an expert’s input on integral elements such as lot dimensions, building heights, fire access, and building utilities.
For The George, part of the significant 5M development in a historic part of San Francisco, we were unable to join the project early on, meaning that we had to rely on other solutions to streamline the entitlements process and make the project more efficient in terms of both time and money. To create this 20-story high-rise (one of the largest housing developments in San Francisco), we implemented a combination of different strategies for navigating complex entitlements for large masterplans, resulting in a final structure that was practical and passed entitlements reviews while also still being beautiful and transcendent.
Here is a glimpse of some of the insights that might be shared by an architect who is brought into a project at a later stage, that can still help avoid the complications and delays that are commonly associated with complex entitlements and masterplans.
1. Lot Dimensions
There are modules that work efficiently for different buildings and building types. In mid-rise construction, an efficient double-loaded corridor building wing is about 65 to 70 feet wide, so site dimensions smaller than that can be a serious challenge for multifamily developments. If you need on-site open space or daylighting, then that requires another 30 or 40 feet, which means you want at least 100 feet for an L-shaped building. If you want a full U-shaped building, then you’ll need 180 to 200 feet with exposure on at least three sides. For a parking wrap or “Texas Donut” style building, you’d need at least 200 feet minimum.
Minimum efficient lot dimensions
Lots with dimensions that fall between these sweet spots often lead to inefficient building layouts, such as single-loaded corridors, or they aren’t able to utilize as much of the site for rentable units as would be preferred.
2. Building Heights
Building height limits tend to be set in increments of five or ten feet, which isn’t an issue if you can keep in mind that real building heights are a bit messier than that. It’s rare. for a residential floor to actually be 10 feet high. 10′-6″ is a much more comfortable floor-to-floor height for wood-frame housing than 10′-0″ is. If there are ground-floor residential units, it’s likely that they will be raised above the sidewalk, meaning that a couple of feet need to be added to the height to account for that step-up into the building. Another couple of feet need to be added for the roof, as well, since it’s always thicker than a typical floor.
Preliminary height & bulk requirements analysis for The George’s site
While thinking about the height you want for your building, be sure to check where your jurisdiction measures the top of the building to, as some will measure to the parapet while others measure to the roof surface. You’ll need to check if elevator penthouses can be excluded, and how they address sloped sites, among other things. These nuances can really make or break the yield on a site, so it’s worth spending a little extra time thinking about the limitations of a height limit and checking all the edge cases to ensure that you can get what you want on your site.
Height limit compliance diagram for The George
It’s also important not to forget that building code limits low-rise construction to 75 feet from the lowest level of fire department access to the highest occupied floor. Anything above that falls into the more expensive high-rise territory. These heights can also influence the types of material used during construction – wood can be utilized for buildings under 75 feet, while anything above that height needs to use concrete or steel.
View analyses at various heights for The George
3. Fire Access
Building code states that firetrucks must be able to get close to a building, meaning that any solid masterplan needs to account for a fire access road along one or two sides of the structure. One of the real luxuries of laying out both the lots and the adjacent roads for a project is that you can make sure that fire access works from the very beginning. There’s nothing that wipes out a site’s capacity faster than needing to run a 26-foot-wide aerial apparatus access road through it – if fire roads aren’t accounted for, it will impact the size and shape of your building.
A yield study for a different project that didn’t end up penciling out due to the fire access lane that ended up being necessary
The best way to avoid this is to coordinate with local fire authorities to ensure that they have adequate access to each site. This usually means providing a 26-foot clear road along one complete side of the building, located between 15 and 30 feet from the face of the structure. With that provided, it’s a good idea to make sure that there is a point on the lot perimeter that’s within a 150-foot path from a minimum 20-foot wide apparatus access road. Easy fire access will really open up a site and increate the ability to optimize building shape for yield and efficiency, rather than fire compliance.
4. Building Backs / Utilities
These days, utilities in California are becoming more and more demanding about getting dedicated spaces on the perimeter of buildings, while planning departments are becoming less and less permissive about allowing those dead spaces to eat up active pedestrian frontages. Creating a hierarchy of streets in your masterplan that includes de-emphasized service roads or alleys is the best way to give each regulatory agency what they want while also providing an easy place to locate all the unattractive but necessary functions like loading docks, transformers, and other utility rooms where they won’t spoil the primary frontages you’re using to create pedestrian environments that appeal to both residential and retail tenants. Placing utility infrastructure like gas alcoves, water entry points, and other industrial rooms in locations that are not prominent in the design of a space is one solution that allows for the inclusion of these necessary considerations while allowing them to be de-emphasized. Though we do our best to incorporate these significant spaces into the overall designs of buildings, it is easier and much more cost effective to ‘hide’ them when there is a backside to the building that will not be visible to the public.
The gas meter alcove at The George
Conclusion
Though translating necessary design considerations resulting from code into something that is both practical and beautiful can be extremely challenging if you don’t get a head start with coordinating all the aspects of a project, by adhering to these tips for designing winning masterplans and considering architectural components of a building earlier in a project’s lifecycle, the overall process of working on complex masterplan projects can be streamlines and made more efficient.
*EIRs, or Environmental Impact Reports, are multi-year studies done for any big project to comply with California’s Environmental Quality Act.
**TCOs in this context are Temporary Certificates of Occupancy. They’re the first permits that allow tenants to occupy units and building owners to collect rent. It marks the transition from a building being a “construction site” to becoming a site that anyone can go inside and use. Acquiring this certificate early translates to being able to open your project up to the public and collect revenue, sooner.
Six Lessons Inspired by 2024 DJC Women of Vision Honoree Mariah Kiersey
Held annually, the Daily Journal of Commerce (DJC) Women of Vision award recognizes and honors women who are shaping the built environment with their technical skill, leadership, mentoring, community involvement, and creation of opportunities for future generations of women in the industries.
Nominated by her peers, Senior Principal and Office/Retail/Community Studio Co-Leader Mariah Kiersey was selected by the DJC as an honoree for her contributions to Ankrom Moisan and the greater Portland community.
Mariah Kiersey celebrates her recognition as a Woman of Vision in Ankrom Moisan’s Portland office.
The epitome of a strong female leader, Mariah consistently demonstrates exceptional leadership, creativity, and dedication to both her craft and team. According to Murray Jenkins, Vice President of Architecture, “her ability to inspire and guide her team has significantly contributed to our firm’s success and reputation in the industry. She consistently demonstrates a commitment to excellence and a passion for mentoring others.”
However, Mariah’s contributions to our firm extend beyond her role as Co-Leader of the Office/Retail/Community studio; she is a trusted colleague and an inspiring leader who fosters an environment of innovation and inclusivity.
Within Ankrom Moisan, Mariah is “one of those rare architects who have an incredible amount of grit,” said Dave Heater, President. “This shows up in how hard she works and how much she cares about doing great work for her clients and helping those on her team learn and grow.”
One of her many contributions to the firm in this sense are the lessons she imparts – knowingly or unknowingly – to the rest of the firm. Here are six lessons on how to be an employee of vision, inspired by Mariah and her award-winning work ethic.
1. Get Involved
Mariah is a passionate advocate for community health, often volunteering her time and expertise to support local initiatives aimed at providing essential services to individuals facing mental health challenges. Her work in designing and developing behavioral health facilities reflects her deep understanding of the critical role that well-designed spaces play in supporting mental health and wellbeing.
Her involvement with the community extends beyond her professional responsibilities, as she consistently engages in various community initiatives and volunteer efforts. For example, she sponsors a local family each year around Christmas, providing the children with gifts and toys.
It’s through her community involvement that Mariah exemplifies “the qualities of a true leader who is dedicated to making a positive impact both within and beyond her professional sphere,” according to Murray Jenkins.
“Not only does she have an impressive resume of social and community volunteering,” said Alissa Brandt, Vice President of Interiors, “Mariah is someone that, both as a friend and a colleague, will jump in to assist with anything and everything that needs to be done.”
2. Help Others Through Collaboration
Mariah’s commitment to collaborating with her counterparts in Interior Design demonstrates her ability to work seamlessly across disciplines to deliver cohesive and comprehensive design solutions. Her collaborative approach has been pivotal in the successful execution of various projects, enhancing the overall quality and coherence of the firm’s work.
“She will always be there to provide support, guidance, and to honestly jump in and get her hands dirty, taking on any portion of work that needs to be done,” said Alissa Brandt. “Mariah doesn’t ask why. She just asks, ‘How can I help you?’ She treats every ask for help as an opportunity to make us better.”
Her contributions have not only strengthened Ankrom Moisan’s project portfolio but have also played a crucial role in shaping the firm’s culture and values. Her leadership, vision, and collaborative spirit continue to inspire and drive the success of our organization.
3. Set Clear Expectations
One of the notable changes Mariah’s led is the implementation of rigorous project management practices. She has established a culture of excellence by setting clear expectations and standards for design delivery.
“Mariah’s leadership in this area has significantly improved the firm’s project outcomes and client satisfaction,” said Murray Jenkins. “Her meticulous approach ensures that projects are not only completed on time and within budget, but also meet high-quality standards.”
Through her dedication to high standards and her unwavering support for her colleagues, Mariah’s inspired a culture of excellence and continuous improvement at Ankrom Moisan.
4. Participate in Mentorship Opportunities
Mariah consistently gives her time to both local charities and young professionals as a mentor. Her contributions have significantly impacted her colleagues, mentees, and the industry as a whole.
She’s a role model for young professionals in the industry, regularly volunteering her time to provide guidance, support, and professional development opportunities to aspiring architects and designers. She participates in career days, workshops, and mentorship programs, highlighting her commitment to fostering a diverse and inclusive industry.
Her mentorship has helped many individuals navigate their careers and develop their skills, fostering a culture of continuous learning and growth within the firm, resulting in herself being seen as a “go to person at all levels of Ankrom Moisan,” according to Rachel Fazio, Vice President of People.
Within the Office/Retail/Community Studio, she mentors her team members, keeping in mind both the mentoring that she got as a young professional, as well as the mentoring that she wishes she received.
“As a female leader in the firm, Mariah seizes every opportunity to assist emerging professionals, both within the office and beyond,” said Michael Great, Design Director of Architecture. “This dedication is demonstrated by her volunteer work with AFO’s Architects in Schools program and her role as a guest reviewer and contributor at the University of Oregon. She is always willing to share her time and expertise to advance the profession.”
Through these mentoring and leadership efforts, Mariah continues to shape the future of architecture, fostering an environment of innovation, inclusivity, and excellence.
5. Don’t Back Down From a Challenge
According to Dave Heater, Mariah became a team leader “at a young age due to her success at managing some of the most challenging projects for the firm.” Embracing this role with enthusiasm and determination, she was able to foster an inclusive and innovative environment within the Office/Retail/Community studio.
“Mariah has volunteered endlessly at Ankrom Moisan to take on challenges and navigate them back towards success,” said Alissa Brandt. “She steps in to lead teams, clients, and projects.”
In 2021, during a particularly challenging time when the Healthcare studio leader left the firm, Mariah took on additional responsibility as the interim leader of the Healthcare team. She knew that this was a huge lift and that the team/firm needed a large amount of her time to navigate the transition, but she took the challenge on with grace.
“Mariah never alluded to the fact that this was an enormous task,” said Alissa Brandt. “She stepped up and took charge, leading with grace and poise, keeping the entire team moving forward. Without her leadership and commitment, we may not have been able to maintain this extremely important studio in our firm.”
“She consistently goes above and beyond on every project and in every situation,” said Michael Great. “Mariah’s leadership, tenacity, and extensive experience has earned her the respect and admiration of many both inside and outside of Ankrom Moisan. Her unwavering commitment and dedication every day inspires all of us to do better and bring our full selves to every project.”
6. Hold Yourself and Others Accountable
Mariah’s leadership has had a lasting impact on the firm’s operations and has set a benchmark for future leaders to aspire to. Her ability to hold her project managers accountable has instilled a sense of responsibility and ownership across the team. She encourages open communication and transparency, allowing for proactive problem-solving and continuous improvement.
This accountability framework has not only enhanced project performance, but also built a culture of trust and mutual respect within the team.
She’s been instrumental in driving significant changes within the firm, particularly through her rigor in project management and her ability to coach, mentor, and hold her project managers accountable to high standards.
“She created this accountability revolution well before we had studios,” said Dave Heater. “Mariah began tracking key financial metrics on her own to show her team how they were performing. Her efforts are now being replicated at a firm level.”
Mariah at the base of the stairs in Ankrom Moisan’s Portland office.
Congratulations, Mariah, on your recognition as one of 2024’s Women of Vision! You are a role model to the firm, embodying how to make deeper connections and be a better person to work with daily. We are all lucky to call you a coworker.
Project Walkthrough: Plaza Los Amigos
Named after the large, multigenerational mutual aid society created by Mexican and Texan farmworkers who migrated to Cornelius in the 1950s, Plaza Los Amigos honors the traditions of the past while supporting the development of new relationships.
Opportunities to come together, celebrate, and support one another, much like the original Los Amigos group “Los Amigos Club” did, can be found throughout the property. Inside and out, community is emphasized through connected amenities and shared spaces, all designed with the traditions of the local Hispanic culture in mind.
By embracing the heritage of Cornelius’ Hispanic demographic, the affordable, family-oriented housing complex seeks to strike a cohesive balance between reminders of home in Mexico and the aesthetics of the Pacific Northwest’s agricultural history.
Offering the promise of homemade food, a place to sleep, and a sense of belonging and support, the new Plaza Los Amigos is where strangers become friends, and friends become family.
Home on the Range
Inspired by the geographical location and the agricultural history of Cornelius, material choices traditionally tied to farmhouse aesthetics influence the design palette of Plaza Los Amigos, positioning the affordable housing complex as a spacious sanctuary of the new frontier.
Simple, yet hardy materials like lap and board and batten siding are paired with white trim and window frames, calling back to classical agricultural architecture and adding flashes of brilliance that stand apart from the rest of the structure’s grey-on-grey color scheme. The building is a zig-zag shape, permitting many connections between interior and exterior spaces and the residents that occupy them.
Saltillo tiles sourced from Mexico are used in planters and benches in the front courtyard of the site, bringing together the vibrant traditions of Hispanic culture and the regional, outdoorsy aesthetic of Oregon. The outdoor front plaza was a crucial element to the site, allowing residents to gather, host events, or enjoy the outdoors as they wait for a friend or rideshare to pick them up.
In the building’s back is an open space with a covered futsal court and greenery. Connecting to a park on the east of the site, both the front and back courtyards provide plenty of open space for use in get-togethers and other celebrations.
Where Families Flourish
Comprised of 113 affordable 2- and 3-bedroom units, Plaza Los Amigos is designed as a home for families to flourish. An understanding that these units would be the backdrop for multiple generations to grow up and grow old in led to an emphasis on family-oriented elements throughout the individual units and shared spaces.
To support resident families through the challenges of raising kids, a unique decision was made to place residential kitchens along the exterior walls of units. This allows parents to keep an eye on their kids as they play outside in the plaza, while still being able to cook dinner or wash dishes.
Partnering with Sequoia Mental Health Services, the building offers culturally competent, accessible resources and support aimed at the safety, security, and well-being of residents. Sixteen individual residential units are designated to provide stability to unhoused community members.
Other forms of support are seen in the two lobby photo rails, which encourage residents to share and show off their accomplishments, whether they are good grades, a creative art project, a recent certification, or any other acknowledgement that they are proud of. A strong connection to the Dreamers resulted in this feature – Plaza Los Amigos wanted to highlight the dreams and achievements of its residents to encourage a more connected community.
Spacious elevator lobbies on each floor – elevated by the patterns of colorful graphic tiles – serve as meeting points, overlooking the Plaza courtyard below and leading residents to shared amenities throughout the building. These amenities include laundry rooms on each floor, a community room and adjoining community kitchen, and an outdoor covered futsal court. The community kitchen includes a six-burner stoves, designed to help facilitate large celebrations and shared feasts that bring the community together as one.
As a special gift to Bienestar, one of the key architects on the project spent their own personal time transforming lumber from a oak tree on a nearby Bienestar site into two custom benches, to be utilized in the elevator lobby at the heart of the community. Engraved with a note explaining the collaboration between LMC Construction and Ankrom Moisan, the benches recognize and celebrate the significant work that Bienestar and Plaza Los Amigos do to provide affordable housing to those who need it in Washington County.
Get to Know Our Student Housing Team
Our Higher Education designers share why they’re excited about the future of student housing – from rising global demand to an increasing desire for sustainable design – and what they enjoy most about their work.
Ankrom Moisan’s Student Housing Team (From left to right, starting in the back row: Jason Jones, Jenna Mogstad, Matt Janssen. Front row: Cindy Schaumberg, Alex Kuzmin, Mackenzie Snyder, Zach Stofferahn, Sydney Ellison)
Jenna Mogstad
4 Years
Associate Interior Designer
What do you like best about designing student housing?
I love it because it’s FUN. Student housing is invigorating and creative, with really unique requirements and programs to consider. Designing spaces that inspire and cater to young adults and users that are in such a formative stage of their life is really rewarding.
What has excited you about future work in this sector?
I’m most excited about incorporating trauma-informed design principals into student housing and higher education projects. Creating safe and non-triggering spaces for users from every possible background is something I take very seriously. We need to ensure that this population can thrive and be successful, for the future of us all.
What interesting changes have you seen in this sector over the years?
Since I graduated college in 2017, I’ve seen a big shift in the level of amenities that are provided in student housing. Each new project seems to just get better and better in terms of the activities and spaces that students are offered – right in their homes. Bars, theaters, spas, fitness, you name it. There’s a whole new level of approachable luxury that didn’t exist even just a short time ago when I was a student. It’s really exciting to see!
Mackenzie Snyder
1 Year
Interior Designer
What do you like best about designing student housing?
There are endless possibilities to be creative through finishes (fun colors, patterns, textures, etc.) and functions of a space (feature stairs with integrated seating, rock climbing walls and fun fitness zones, variations in study areas, etc.).
What has excited you about future work in this sector?
I like that this sector will always give us the opportunity to help create environments that help young students feel comfortable in the process of moving away from home and going through formative new steps in their life. The fact that design can help make that transition smooth is something that will never change, even as other trends do.
Is there anything that makes you uniquely suited to working in this sector?
I’m the youngest on the team and therefore the most recently out of college. I think because of that I can bring a unique perspective. I’m close to the current generation of students and can see firsthand how they tend to interact in their college environments. That can be very useful.
Sydney Ellison, Jason Jones, Cindy Schaumberg, and Matt Janssen at a design charette.
Zach Stofferahn
3 Years
Job Captain
What do you like best about designing student housing?
Student housing has a much bigger focus on communal spaces than a typical multi-family project.
What has excited you about future work in this sector?
I have seen several student surveys indicating sustainability is important to students today. We are always looking for ways to incorporate sustainable features into our buildings, so it is exciting to work with a user group that shares that value. I am hopeful that as students continue to seek those features, our design solutions can become more and more bullish on sustainability.
What’s uniquely challenging about designing student housing?
Schedule is important on all projects, but in student housing even more so because it is so critical to align building completion with the academic calendar. Pushing the schedule is typically not an option.
Sydney Ellison
6 Years
Interior Designer
What do you like best about designing student housing?
Getting to be very playful with our designs.
What has excited you about future work in this sector?
I’m excited by the increasing focus on mental health and wellness being integrated into off-campus housing.
What inspires you?
Our higher-ed team is inspiring; we have a great dynamic and collaborative environment.
Alex Kuzmin
3 Years
Technical Designer, Project Architect
What do you like best about designing student housing?
There are unique opportunities to be creative that don’t present themselves in other market sectors. I enjoy striking that delicate balance with budget and client expectations.
What has excited you about future work in this sector?
Rising global demand. With a projected 594 million higher education students by 2040, our studio is uniquely positioned to capitalize in this market sector with our experience and specialized knowledge base.
What’s uniquely challenging about designing student housing?
Designing student housing is uniquely challenging because you need to strike a balance when considering functional, flexible spaces with the design of an engaging, communal environment that supports both academic and social development.
Want to get to know the Higher Education Studio leaders? Hear from Cindy Schaumburg and Jason Jones here. Hear from Matt Janssen and Alissa Brandt here.