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Senior Living Construction
Pinkard’s first senior living community was for Frasier Meadows Manor in Boulder in 1963 – in our second year of operation. Thanks to the immense success of this first project for Frasier, we went on to construct ten more projects for Frasier (including their recent $100 Master Plan Expansion) plus more than 90 other senior living projects for a variety of Front Range clients. As a result of this most-in-Colorado experience, our custom senior housing construction protocols ensure not only a successful construction project but a properly designed senior-friendly community that ensures the everyday quality of life for every resident.
Our Senior Living Experience, By The Numbers
$851 M Total
7M Sq. Ft. Built
55 Resort Apartments
Pinkard is working with Waypointe Realty and 55 Resort Apartments to create beautiful apartments for Greeley’s seniors. The 104,000 sf 4-story building will be built at the intersection of 8th Avenue and 11th street.
The development will contain 85 units and feature many amenities for active seniors, including an outdoor leisure pool.
The Audrey Senior Affordable Housing
The Audrey at Highlands Ranch Town Center is a 135-unit senior affordable housing project on a two-acre site within a mixed-use development in the heart of Highlands Ranch. The five-story, fire-treated-wood ground-up project featured considerable heavy earthwork to achieve a significant grade change requiring several retaining walls. The structure is post-tensioned concrete on grade with structural masonry cores and structural steel on the first floor. A custom rain garden mitigates stormwater.
During preconstruction Pinkard collaborated with the owner and design team through many design iterations to maintain Shea’s budget and program. Designed to market-rate quality and amenity standards, the program is thoughtfully organized to optimize accessibility to all units. Elevators are centrally located, ample small and large-group gathering areas populate the floorplan, and most outdoor spaces contain recreation and siting options. There is sheltered pedestrian access to the parking garage across the street. The Audrey is being developed with Douglas County Housing Partnership and leverages the federal Low-Income Housing Tax Credits (LIHTC) to deliver age- and income-restricted apartments. The Audrey’s location within the Highlands Ranch Town Center is adjacent to nearly everything active seniors need including the public library and civic green, dining, grocery, banking, auto repair, and gas.
Frasier Meadows Master Plan
The Frasier Retirement Community’s $100 million Master Plan buildout consists of the construction of The Prairies, a 98-unit independent living building with a 110-space parking level on the lowest ﬂoor; a 6,000 sf Arts and Education building with classrooms, theater and a 300-seat multi-purpose room with stage; a 9,500 sf wellness center with a 25-meter exercise pool; and extensive renovations of the main ﬂoor of Frasier Central. All work is conducted on the occupied 530,000 sf, 14.5-acre complex.
To meet Frasier’s demand for high quality and an uncompromising sensitivity to the needs of 400-plus seniors, Pinkard conducted an exhaustive preconstruction phase that focused on intensive collaboration with architect Hord Coplan Macht, Frasier, and numerous Frasier user groups.
As a result of these efforts, the Pinkard/Frasier/Hord Coplan Macht collaboration produced “a perfect balance in site placement to achieve optimal aesthetics and natural views, respecting City of Boulder jurisdictional restrictions (including the 55-foot height limits), and FEMA ﬂood-plain requirements, all the while allowing Frasier to enjoy tremendous ﬂexibility for future growth. And we did this while balancing Frasier’s budgetary needs with the health, safety, and comfort of a demanding senior population.”
During construction, Pinkard managed an unusually complex permitting process, which included 12 separate building permits as opposed to the customary one or two permits.
Mirasol Senior Apartments
Mirasol Phase II Apartment Building is a 60-unit independent living facility designed specifically for seniors. It is located on the 25-acre Mirasol Senior Community campus, which already contains a 49-unit apartment building, 36 single-family and paired homes for seniors, and a 5,600 sf Event Center.
The Mirasol Phase III expansion provides an additional 60 units of independent senior housing in a new 63,594 sq. ft. building. The building has a mix of 40 one-bedroom and 20 two-bedroom/1-bath units, all with private kitchens. The design includes a large common lobby with a shaded veranda on the main floor, and open and screened decks on the second and third floors.
During preconstruction, despite the threat of escalation, the project started within budget and ended with a guaranteed maximum price that was approximately $25,000 below budget.
Our Preconstruction and operations team worked closely with alm2s during preconstruction to provide in-depth drawing review, providing constructability comments and other input to aid alm2s in creating well-detailed drawings and to confirm Green Design and sustainability assumptions. We communicated using design charettes and Procore Project Management software.
Other innovative energy conservation technologies include thermal balanced windows, Energy Star rated lighting fixtures, and appliances. When completed, the building will meet the requirements of the 2009 International Building Code, the 2009 International Energy Code, and the Enterprise Green Communities Criteria.
This project is funded primarily with Low Income Housing Tax Credits.
Ph II: $8.9M
Ph III: $13.2M
Eaton Terrace Remodel
The Summit Assisted Living conversion project is a major renovation of a vacant six-story tower that is a part of the larger Eaton Community campus in Lakewood. Work includes structural and MEP retrofits, and extensive unit renovations that include plumbing stack additions and rerouting, electrical redistribution, demising wall relocations, and unit buildouts.
Pinkard "rescued" this project for Eaton Senior Communities when the originally hired contractor was replaced during the preconstruction phase. When Pinkard entered the project in May 2018, midway through the schematic design phase, the project was almost $6 million over budget, and falling dramatically behind the owner's tight schedule. Because the tower was in the process of being vacated, the delay significantly imperiled the owner's revenue projections for 2018/ 2019, and created a dramatic need for urgency and efficiency within the Pinkard preconstruction team.
The owner's program challenged the Pinkard preconstruction team to find the most economical ways to consolidate 74 smaller assisted living (AL) units into 64 larger independent living (IL) units. The consolidation process included finding the best utilization of existing plumbing stacks
Following several timely partnering and design charrettes, the OAC team agreed upon a value engineering plan that enabled Eaton to maintain nearly all of its original program while meeting the owner's $6.4 million budget.
Pinkard's unit massing/revenue studies with Eaton and EJ Architecture were key to budgetary success in preconstruction. During budgeting/VE, Pinkard constructed an architectural mockup of a proposed unit to enable the ownership team to better visualize proposed unit sizes. To accelerate the design phase and allow construction to commence closer to Eaton's originally projected start date, the team agreed to combine the design development drawing phase with the construction document phase. This approach shaved roughly six weeks off the design schedule.
Despite the considerable delays associated with the changeover to Pinkard during preconstruction, Pinkard was able to complete the project in budget and only 13 days beyond the completion date set by the original contractor.
Construction on this affordable housing project was privately funded.
VIDA at Sloan's Lake
Denver Housing Authority's new ground-up mixed-use senior housing development on approximately one acre of land along W. Colfax between Perry St. and N. Quitman St. will include 176 units of senior housing, a health clinic, and an adult day center.
The development will be programmed to create a vibrant community focused on healthcare services, healthy food and lifestyles, and senior services that allow seniors to age in place. It is anticipated that a healthcare provider that will operate a clinic on the first floor of the building, and the second floor will be entirely programmed as a health-focused adult day center, potentially including a food delivery hub/farmers market, cafeteria, fitness program, and an ADA accessible community garden on an outdoor terrace.
Like with all of DHA's developments, the team is striving to build to LEED Gold certified or better, with both solar and geothermal systems to offset the building's energy demands.
This development will further DHA's commitment to exceptional energy-efficiency, utilization of renewable energy resources, and creating healthy, safe living environments while playing an important role in the revitalization of Colfax Street and the adjacent St. Anthony's redevelopment.
The project will utilize 4% & 9% LIHTCs and other affordable housing financing tools.
The project is part of a large initiative representing a shift in philosophy and approach by the Authority to bring the for-profit sectors into partnership with the Authority and to provide an opportunity for the Authority to leverage its resources to provide capital improvements required for the development effort on each respective phase.
During design, Pinkard (as CMaR) provided exceptionally accurate and creative preconstruction services, working closely with DHA and Parikh Stevens Architects to increase unit density from a 64-unit, $8 million project to 176 units and more than $40 million with underground parking and medical services. Also during the budgeting phase, Pinkard found savings in waterproofing systems and exterior skin. Later in the project, Pinkard returned savings to DHA that allowed the owner to upgrade to the original, more complicated skin system. DHA enjoyed a very predictable budgeting phase thanks to Pinkard’s 0% variance between our design development (DD) estimate and the guaranteed maximum price (GMP).