The Banks

Project Completed: In Progress

CD Redding Construction, Modelia II Corporation

The Banks is a brand-new residential development consisting of multiple apartments situated along the beautiful Willamette River in Albany, Oregon. Due to its proximity to the river, the project was complex and presented several challenges. To complete it, permits had to be obtained for various things, including a Willamette River Greenway permit, floodplain development, floodway development, archaeological assessments, and a biological assessment. The result is an impressive collection of nine buildings that house 120 apartments, a clubhouse, open spaces, multiuse path improvements, and a parking lot with 218 spaces. 

Although an extraordinarily complex site and development project, the project was successfully constructed. Our team provided consistent and reliable coordination throughout the project, using our expertise to overcome any hurdles and keep the project on track.

CIVIL ENGINEERING

Our team designed the project site, which included 120 residential units, a clubhouse, common open space, a full-sized basketball court, and a 218-space ADA-compliant parking lot along the Willamette River. 

We faced several site constraints, such as a regulatory floodplain, floodway, previous industrial use, deep public sewer main running through the site, retaining walls, environmental concerns, and a few encounters with cultural resources. Our civil engineers played a significant role in coordinating and overseeing the project, working closely with architects, multiple contractors, City staff, community residents, and several agencies—such as the Oregon Department of Environmental Quality (DEQ), the Federal Emergency Management Agency (FEMA), and the Oregon State Historic Preservation Office. 

During construction, we faced several change orders due to circumstances beyond our control. For example, archaeological artifacts were discovered during excavation, and the owner requested changes to the site plan after the final design and approval. We also had to deal with price escalations due to market volatility and supply chain disruptions resulting from the global pandemic.

LAND USE PLANNING

Our land use planning team encountered several challenges during this project, mainly due to the site’s location along the Willamette River. Despite these hurdles, our team worked hard and successfully navigated public pushback to address concerns from the neighbors. Our Keizer planning team submitted multiple land use applications, participated in various neighborhood meetings with a concerned community, coordinated with numerous contractors, and ultimately obtained approval from the City, clients, and the community to proceed with construction.   

One of the significant concerns among the public was that the property, identified as the “Permawood Site” in the city code, was previously identified as a DEQ cleanup site and is also significant from an archeological perspective. During excavation, buried artifacts were discovered, but thanks to early coordination with local tribes and cultural resource experts on the team, construction could proceed without any further delay.  

In addition to these challenges, we also had to address floodplain issues, requiring additional coordination with FEMA. Our team went above and beyond to ensure all necessary measures were taken, including submitting and receiving Conditional Letter of Map Revision (CLOMR-F) approval before construction.

NATURAL RESOURCES

This project required a FEMA CLOMR-F to place structures within the 100-year mapped floodplain. As part of the CLOMR-F process, an applicant must document that the project will have no potential for “take” (meaning that the project has no potential to harass, harm, pursue, hunt, shoot, wound, kill, trap, capture, or collect, or attempt to engage in any such conduct) of threatened and endangered species. Our natural resource team prepared a Biological Assessment (BA) to document baseline conditions and assess the proposed development and the potential for the project to result in adverse impacts that would result in the “take” of Endangered Species Act (ESA)-listed species.

CONSTRUCTION SUPPORT

Our construction support team oversaw the construction of this multifamily housing development and performed all the necessary public work inspections. This included checking the forms for curbs and gutters, overseeing the installation of public water lines, and inspecting a 48-inch maintenance hole base. We also worked closely with the County on specific items and managed all project-related correspondence with the City. 

LAND SURVEYING

Our surveying team provided several office and field services throughout the duration of this project. Some of these services included topographic survey, pre- and post-monumentation, exhibit maps, legal easement descriptions, elevation certifications, construction staking, and as-builts. The team prepared many exhibits and maps through all phases of this project for submitting to various agencies such as FEMA and DEQ, and during utility coordination efforts.  

LANDSCAPE ARCHITECTURE

Our team of expert landscape architects designed the project’s landscape plans. The Banks development boasts multiple apartment buildings, a riverside athletic court and shared outdoor recreational space, community clubhouse, a parking lot with electric vehicle charging station, and entry monument. What sets The Banks apart from other multifamily developments is its unique location on the banks of the Willamette River. Our team thoughtfully considered every aspect of the project—the entry monument, outdoor common areas, and the riverfront trail—to complement the natural surroundings, resulting in a beautiful place for future residents to call home.