RFP-Attch F-Project Schedule and Scope.pdf

OREGON VETERANS' HOME, ROSEBURG | Design Narrative Executive Summary | CBTWO Architects / ODVA | April 2026

Supplemental Document to CMGC Solicitation

Oregon Veterans' Home, Roseburg

Design Narrative | Executive Summary

±14 Acres S I T E A R E A

154 Beds T O T A L B E D S

6 Buildings T O T A L B U I L D I N G S

4 (A–D) N E I G H B O R H O O D S

1 . P R O J E C T O V E R V I E W

The Roseburg Veterans' Home is Oregon's third veterans' home, established by ORS 408.385 and delivered under ODVA. The campus provides 154 single-occupancy skilled nursing beds on approximately 14 acres adjacent to the Roseburg VA Health Care System. CBTWO Architects, designer of the Lebanon Veterans' Home, serves as architect of record, carrying direct institutional knowledge between projects.

2 . C A M P U S O R G A N I Z A T I O N

Neighborhood Houses Beds Type

Alpha 3 42 Skilled Nursing

Bravo 3 42 Skilled Nursing

Charlie 2 28 Skilled Nursing

Delta 3 42 Skilled Nursing with Memory Care Endorsement

TOTAL 154 11 Houses / 4 Neighborhoods

Support: Community Center (kitchen, admin, wellness/PT, training/multipurpose), Echo Building (facilities/storage), distributed parking, trash compactor, emergency generator.

3 . R E G U L A T O R Y A N D C O D E F R A M E W O R K

The facility is governed by a layered regulatory framework that has shaped the design at every level:

• Licensed nursing facility: OAR Chapter 411, Division 87

• Memory Care Endorsement (Delta): OAR 411-570-0170 — physical design, environment, and safety

• Building occupancy: Group I-2, Condition 1 per Oregon Structural Specialty Code 2025

• Construction type: Single-story Type V-A with NFPA 13 sprinklers throughout

• Life safety: Full compliance with NFPA 101 as adopted for licensed healthcare occupancies in Oregon

6 . A R C H I T E C T U R A L C H A R A C T E R

Pacific Northwest vernacular: warm brick masonry, metal roof panels, natural wood soffits and canopies, and generous glazing.

Single-story construction maintains a residential scale campus-wide. The Community Center entry features an exposed steel and wood shed-roof gable above a full-height glazed wall. Residential neighborhoods share a consistent materials vocabulary with individual identity through entry articulation and landscape.

4 . L E B A N O N P R E C E D E N T A N D L E S S O N S L E A R N E D

The Lebanon Veterans' Home (136,000 SF final) is the direct design predecessor. Roseburg is benchmarked against Lebanon's final built area, not its original 125,000 SF permit set. Key lessons incorporated:

• Entry reconfigured through the living area rather than the service side

• Resident rooms and bathrooms increased by ~60 SF per unit (all 154 units) for motorized wheelchairs, nursing assist, and entry hall nursing station — reflecting a turning radius increase from 60" to 67"

• Household kitchen, living, and dining expanded to meet USDVA Small House Guidelines

• Dedicated pantry added to each House for organized household-level storage

• House-level clean linen storage expanded to support outsourced commercial laundry model

• Dedicated staff break rooms and additional social services offices added at each neighborhood spine

• Dedicated O2 storage rooms added per code; wheelchair charging stations added to each House

5 . D E S I G N P R O C E S S T O D A T E

Design is at 35% Design Development and is intentionally paused to onboard the CMGC partner before advancing further as well as confirm federal match funding. This is a procurement strategy, not a delay. Early contractor engagement enables real-time cost modeling, constructability review, and subcontractor market input before decisions are locked into construction documents.

Programming and Operations Review

Conducted with ODVA leadership, operations staff, clinical/PT/nursing consultants, and CBTWO. Outcomes embedded in current DD documents:

• House program validated: entry sequence, kitchen/living/dining, pantry, room configuration

• Lebanon deficiencies resolved: O2 storage, wheelchair charging, linen storage, spine offices

• Community Center program confirmed: kitchen, admin, wellness/PT, training spaces

• Delta memory care design reviewed and endorsed for OAR 411-570-0170 compliance

• 48-inch door standard evaluated with cascading impacts on area assessed

5 . 1 A C T I V E S I T E W O R K S T R E A M S

• Utility coordination with City of Roseburg and VA campus (water, sewer, storm, gas, electrical)

• Land transfer MOA process: 14+ acres from Roseburg VAMC to State of Oregon

• Section 106 historic reviews with USDVA, Oregon SHPO, and applicable federal agencies

• Land use entitlement and site plan review coordination with City of Roseburg

• Weltands mitigation

OREGON VETERANS' HOME — ROSEBURG | CMGC Solicitation — Design Narrative Supplement

Oregon Department of Veterans' Affairs | CBTWO Architects | April 2026 1

1. Project Overview

The Oregon Veterans' Home in Roseburg, Oregon represents the State of Oregon's third veterans' home. Established by Oregon Revised Statute 408.385, the Roseburg site was formally designated as the location for the third veterans' home during the 2011 Oregon Legislative Session. The project will deliver 154 single-occupancy skilled nursing beds across a purpose-built, small-house model campus on approximately 14 acres located adjacent to the Roseburg Veterans’ Affairs Health Care System campus.

The design is the product of a deliberate and informed process, shaped by the success of the Lebanon Oregon Veterans' Home, refined through operational lessons learned, aligned to current regulatory requirements under Oregon Administrative Rules, and grounded in the principles of the U.S.

Department of Veterans Affairs (USDVA) Small House design philosophy. The result is a campus that balances the residential character essential to veteran dignity with the clinical infrastructure required for licensed skilled nursing and memory care operations.

CBTWO Architects, previously responsible for the Lebanon Veterans' Home, serves as the design architect for this project, carrying institutional knowledge directly from one campus to the next. This continuity is a significant project asset that has been leveraged throughout schematic and early design development to proactively address issues identified at Lebanon and to optimize the Roseburg program before construction begins.

Oregon Department of Veterans' Affairs | CBTWO Architects | April 2026 2

2. Campus Organization and Design

2.1 Site and Campus Layout

The Roseburg Veterans' Home campus is organized around a cluster of neighborhood buildings arranged across approximately 14 acres. The campus site plan reflects a deliberate effort to create a walkable, residential environment that avoids the institutional character of a traditional skilled nursing facility. Buildings are scaled and positioned to feel neighborhood-like rather than campus-like, with generous landscaping, defined pedestrian routes, and distributed parking that reinforces the residential quality of each neighborhood entry.

The campus is organized into six primary buildings and supporting site infrastructure:

BUILDING HOUSES BEDS TYPE NOTES

Alpha Neighborhood

3 42 Skilled Nursing Standard care; 3 houses of 14 single-occupancy rooms each

Bravo Neighborhood

3 42 Skilled Nursing Standard care; 3 houses of 14 single-occupancy rooms each

Charlie Neighborhood

2 28 Skilled Nursing Standard care; 2 houses of 14 single-occupancy rooms each

Delta Neighborhood

3 42 Skilled Nursing with Memory Care Endorsement

Secured memory care; 3 houses with secured courtyards per OAR 411-570

Community Center

— — Support / Admin Central kitchen, administration, wellness, PT, multipurpose, training

Echo Building — — Facilities Campus storage, facilities, maintenance support

In addition to the primary buildings, the campus includes a trash compactor facility, an emergency generator serving critical life-safety loads, and approximately 225 distributed parking spaces positioned to provide proximity to each neighborhood's primary resident and visitor entry. The distributed parking strategy is consistent with the Small House model philosophy, reinforcing neighborhood identity and reducing the visual prominence of large surface parking areas.

Oregon Department of Veterans' Affairs | CBTWO Architects | April 2026 3

2.2 The Small House Model and Neighborhood Organization

The design of the Roseburg Veterans' Home is fundamentally grounded in the USDVA Small House Guidelines, which establish a person-centered model of care that prioritizes resident dignity, autonomy, and quality of life. The Small House model moves away from the traditional hallway-and-nursing-station layout of conventional skilled nursing facilities and instead organizes residential life around small, self-contained households (referred to here as "Houses") where 14 residents share a home-like environment with a dedicated household kitchen, living room, and dining area.

Each House contains 14 single-occupancy resident rooms, each with a private bathroom, arranged around a household living, kitchen, and dining core. This configuration minimizes travel distances for residents, creates visual and acoustic privacy, and allows care staff to function as household partners rather than institutional caregivers. Residents eat meals prepared or finished in their household kitchen, gather in their household living room, and maintain a sense of home within a defined, manageable environment.

The grouping of Houses into Neighborhoods (Alpha, Bravo, Charlie, and Delta) provides an intermediate organizational layer that enables shared support functions, including resident care management offices, staff support spaces, and neighborhood-level amenity areas, to be located efficiently within a neighborhood spine while preserving the integrity and scale of each individual House. The Delta Neighborhood is specifically designed as a secured memory care environment, serving 42 residents across three Houses. Delta's secured perimeter, secured outdoor courtyards, loop-based corridor configuration, and carefully controlled interior environment respond directly to the physical design requirements of Oregon's memory care endorsement standards, providing a therapeutic setting where residents can move freely and safely within a protected enviroment.

2.3 Community Center

The Community Center building serves as the programmatic and operational hub of the campus, positioned centrally to provide efficient access from all four neighborhoods. It houses the central kitchen that produces and distributes meals to all eleven houses; administrative offices for ODVA facility leadership; wellness spaces and a Physical Therapy suite; and central gathering spaces including a multipurpose room, conference rooms, and dedicated staff training facilities.

The centralization of these support functions directly reflects a key lesson learned from the Lebanon campus, where support spaces were distributed less efficiently and required expansion during construction. By designing the Community Center to appropriate scale from the outset, informed by current operational requirements, USDVA Small House Guidelines, and ODVA's expanded service model, and the Roseburg design avoids the mid-project growth that characterized Lebanon's development.

Oregon Department of Veterans' Affairs | CBTWO Architects | April 2026 4

3. Regulatory and Code Framework

The Roseburg Veterans' Home is subject to a layered regulatory framework that has directly informed the design of the facility at every level. The facility will be licensed as a nursing facility under OAR Chapter 411, Division 87, with the Delta Neighborhood carrying an additional Memory Care Endorsement under OAR Chapter 411, Division 570, specifically OAR 411-570-0170 (Physical Design, Environment, and Safety). The residential neighborhood buildings are classified as Occupancy Group I- 2, Condition 1 under the Oregon Structural Specialty Code, are designed as single-story Type V-A (protected wood frame) construction protected throughout by NFPA 13 automatic sprinkler systems, and are designed in full compliance with NFPA 101 (Life Safety Code) as adopted for licensed healthcare occupancies in Oregon. Each of these regulatory requirements, including licensing standards, occupancy classification, construction type, sprinkler protection, and life safety code, have shaped the spatial organization, construction approach, and systems design of the facility, and compliance with this framework has been a fundamental design parameter from the earliest stages of project planning.

Oregon Department of Veterans' Affairs | CBTWO Architects | April 2026 5

4. Lebanon Veterans’ Home: Precedent and Lessons Learned

The Lebanon Oregon Veterans’ Home is the direct design predecessor to the Roseburg facility and the primary point of comparison for evaluating the Roseburg program. CBTWO Architects designed the Lebanon facility and is currently working on the design for Roseburg, providing a unique continuity of institutional knowledge between projects. The Roseburg design was explicitly conceived to align with the final built configuration of the Lebanon campus, incorporating all programmatic elements that were added or expanded during Lebanon’s design and construction evolution. The Lebanon campus began with a permitted area of approximately 125,000 SF and grew through the project development process to a final configuration of approximately 136,000 SF, a growth that occurred as operational requirements became clearer, code interpretations were resolved, and ODVA’s understanding of the Small House model at scale deepened. The Roseburg design has been benchmarked against Lebanon’s final configuration, not the original permit set, to ensure an accurate and honest comparison.

The following represent the most significant operational and design lessons from Lebanon directly addressed in the Roseburg program. House entry sequences have been reconfigured so that arrival occurs through the living area rather than the service side, reinforcing the residential character the Small House model intends. Resident rooms and bathrooms have been increased by approximately 60 SF per unit across all 154 units to accommodate motorized wheelchairs, nursing staff assistance, and a nursing station at the entry hall, reflecting a wheelchair turning radius increase from 60” to 67” identified through OAR licensing inspections at Lebanon. Household kitchen, living, and dining areas have been expanded to fully meet USDVA Small House Guidelines, accommodating the full dining configurations and family visit activity that Lebanon’s constrained spaces could not comfortably support. A dedicated pantry has been added to each House for organized storage of flatware, napkins, and cook-to-order supplies, absent at Lebanon and identified as an essential operational gap. Clean linen storage has been expanded at the house level to support ODVA’s outsourced commercial laundry model, replacing the centralized arrangement at Lebanon that proved inefficient in daily practice. Staff support has been strengthened through the addition of dedicated staff break rooms at each neighborhood spine and additional social services offices in each neighborhood. Finally, dedicated O2 storage rooms have been added to each neighborhood spine, replacing Lebanon’s non-compliant bulk storage arrangement, and dedicated wheelchair charging stations have been incorporated into each House, addressing a code prohibition on in-room battery charging that Lebanon resolved reactively rather than by design.

Oregon Department of Veterans' Affairs | CBTWO Architects | April 2026 6

5. Design Process to Date

The Roseburg Veterans' Home has progressed to approximately 35% Design Development (DD) and is currently on pause at that milestone. This is a deliberate decision by ODVA and the Owner's Representative to bring on a CMGC partner before advancing further into the design development and construction document process. The pause at 35% DD is not a project delay; it is an intentional procurement strategy that reflects the value the CMGC delivery model provides when the contractor is engaged during design development, where real-time cost modeling, constructability input, and subcontractor market knowledge can meaningfully influence design decisions before they are locked into construction documents.

5.1 Programming and Operations Review

Preceding this solicitation, CBTWO Architects has been engaged in an intensive programming and operations review process in close collaboration with ODVA and its consulting partners. These meetings, have systematically collected operational feedback on the current design, incorporated lessons learned from the Lebanon Veterans' Home, and validated the Roseburg program against current ODVA operational standards, USDVA Small House Guidelines, Oregon Structurally Specialty Code 2025, NFPA 101, and Oregon licensing requirements under OAR Chapter 411. The process has involved ODVA leadership, facility operations staff with direct Lebanon experience, clinical, physical therapy and nursing consultants, and the CBTWO design team. Key outcomes include:

• Validation and refinement of the individual House program, including the reconfigured entry sequence, expanded kitchen/living/dining core, pantry addition, and updated resident room and bathroom configuration

• Resolution of operational space deficiencies identified at Lebanon, including O2 storage locations, wheelchair charging and washing stations, RCM office ratios, staff break room placement, and clean linen storage sizing

• Confirmation of the Community Center program, including the central kitchen scope, administration wing layout, wellness and Physical Therapy suite configuration, and staff training and conference room provisions

• Review and endorsement of the Delta Neighborhood memory care design approach, including secured courtyard configuration, circulation strategy, and OAR 411-570-0170 compliance

• Coordination with ODVA operations on the 48-inch door width standard and evaluation of its cascading impacts on room sizing and overall building area

The conclusions of this operations review process are embedded in the current design documents and represent a well-validated program that the CMGC team can rely upon as a stable foundation for preconstruction services and early trade engagement.

Oregon Department of Veterans' Affairs | CBTWO Architects | April 2026 7

5.2 Site Design and Pre-Construction Activities

Concurrent with the building programming review, CBTWO Architects and the project's consulting team have been actively engaged in a range of site-related activities that are essential to advancing the project toward construction. These efforts are ongoing and represent a significant body of pre-construction work that will directly benefit the CMGC team's ability to mobilize efficiently upon contract award.

Utility Development and Coordination

The project team has been coordinating with the City of Roseburg and utility providers on the development of utility infrastructure serving the new campus, including domestic water and fire service, sanitary sewer, storm drainage, natural gas distribution, and primary electrical service. The Roseburg VAMC campus context adds coordination complexity, as utility connections and routing must be planned in close coordination with the federal campus. The campus site design reflects a detailed site utility scope developed through this coordination process, including on-site distribution infrastructure and stormwater management approach.

Land Transfer Process

The USDVA land transfer of approximately 14+ acres from the Roseburg VAMC campus to the State of Oregon is a prerequisite for construction and has been an active workstream for the project team.

ODVA and the Owner's Representative have been engaged with VA and other Federal Entities through the formal Memorandum of Agreement process, which requires resolution of environmental, historic, and property assessment reviews prior to transfer completion. The project team has been actively supporting the documentation and coordination requirements of this process.

Historic Reviews

The proximity of the project site to the Roseburg VAMC campus, a federal installation subject to Section 106 review under the National Historic Preservation Act, has required the project team to engage in historic review processes coordinated with USDVA, the Oregon State Historic Preservation Office (SHPO), and applicable federal agencies. CBTWO and its consultants have been supporting these reviews as a necessary component of the land transfer and site approval process.

Land Use Reviews

The project team has been engaged with the City of Roseburg on land use entitlement and review processes applicable to the new campus, including pre-application coordination, site plan review preparation, and ongoing dialogue with City planning staff on zoning, access, and site development standards. The distributed, low-scale campus form and the residential character of the building program have been central to these discussions.

Oregon Department of Veterans' Affairs | CBTWO Architects | April 2026 8

6. Architectural Character and Materials

The architectural character of the Roseburg Veterans' Home campus reflects a balance between the residential warmth appropriate to a small-house model care environment and the civic quality befitting a state facility honoring Oregon's veterans. The design employs a materials palette rooted in the Pacific Northwest vernacular, including warm brick masonry, natural wood accents, metal roofing, and generous glazing, while maintaining the clarity and durability of institutional construction.

6.1 Community Center

The Community Center serves as the visual and organizational anchor of the campus. Its architectural expression is elevated above the residential neighborhood buildings, signaling its role as a shared community hub. The entry is defined by a bold shed-roof gable clad in exposed structural steel and wood, rising above a horizontal brick base and full-height glazed entry wall, sheltered by a projecting wood canopy. The combination of exposed structural wood, brick, and steel creates a welcoming, non-institutional character while clearly identifying the building's civic role on campus. Interior gathering spaces continue this character with wood ceiling elements, generous daylighting through clerestory and storefront glazing, and a materials palette that transitions comfortably between administrative, clinical, and community programming areas.

6.2 Residential Neighborhoods

The residential neighborhood buildings are scaled and detailed to reinforce their residential character.

Single-story construction keeps the buildings at a human scale. Brick veneer, metal roof panels, and wood soffit accents are carried across all neighborhood buildings, creating a consistent campus vocabulary while allowing each neighborhood to have its own identity through entry articulation and landscape design.

The neighborhood entry experience is organized around a pedestrian arrival sequence that passes between neighborhood buildings through landscaped open space, with the Community Center visible as the campus heart. This design strategy supports resident and visitor orientation, reinforces neighborhood identity, and creates a sense of place that is distinctly different from a traditional nursing facility campus.

6.3 Landscape and Site Design

The landscape design is an integral component of the small-house model philosophy at Roseburg.

Planting beds, lawn areas, and designed stormwater raingardens are distributed throughout the campus to reinforce the residential character of each neighborhood, provide therapeutic outdoor environments for residents, and manage site stormwater in a naturalistic way consistent with the Pacific Northwest setting. Street trees and specimen plantings frame pedestrian paths and neighborhood entries. Outdoor seating, recreational surfacing, and secured courtyards in the Delta Neighborhood ensure that outdoor access is a genuine and safe daily option for all residents.

Wetland consultant to commence with natural resource investigation; CBTWO to engage design consultants and start

Schematic Design phase in early 2025.

Owner's Rep to be procured Q1 '25.

CBTWO amendend contract finalized and executed December 2024.

The USDVA increased needed capacity to 904 beds. Based on this assessment, regulations were established authorizing

ODVA to plan and construct facilities for its aging veteran population. RFP issued for potential Veterans’ Homes locations.

RFP responses for locations received, including

Central Point, Roseburg, and Lebanon.

HB 4038 directed the Director of the Oregon

Department of Veterans' A�airs to “study the progress of the establishment of the Roseburg

Oregon Veterans’ Home authorized under ORS

408.385 and...report the findings of the study to the Legislative Assembly no later than

September 1, 2018.”

ORS 408.385 amended authorizing third home in Roseburg.

RFP issued for architectural and engineering services for

154-bed Veterans’ Home, based on federal Small-House design guidelines and Lebanon, to be located in Roseburg.

CBTWO Architects engaged as Architect-of-Record for new Roseburg Veterans'

Home.

Fiscal priority status shows Tier 2, #82.

Formal selection process for Owner’s Rep./Project

Manager Summer 2021, kick o� meeting 7/7/2021.

Budget, Scope, Schedule developed and refined, Stakeholder Meetings at City of Roseburg, Douglas

County, VA Roseburg Campus including potential transfer of 14 acres of land on VA Roseburg Campus for new

ODVA Veterans’ Home.

Fiscal priority status shows Tier 2, #69.

BABA inquiry on project.

Governor issued letter regarding $35M State funding appropriation.

Project update issued by ODVA.

Fiscal priority status shows Tier 2, #102.

Legislative Assembly authorized

ODVA to provide nursing care to veterans and their spouses through an Oregon Veterans’

Home in The Dalles.

While the first Oregon Veterans’ Home was under construction, the Oregon legislature passed House

Bill HB 2761 (ORS 408.385 established) authorizing the Director of the ODVA to proceed with the planning, construction and operation of a second

State Veterans’ Home. The Bill required the ODVA

Director to solicit donations of land and funds from cities and counties to build this facility.

CBTWO Architects, with NBBJ, selected as

Architect-of-Record for second home.

Edward C. Allworth Veterans’ Home in

Lebanon, Oregon opens Summer 2014.

RFP issued for architectural and engineering services for 154-bed Veterans’ Home, based on federal Small-House design guidelines, to be located in Lebanon.

ORS 408.360 to 408.385 were enacted / amended for the purpose of establishing a second Oregon Veterans' Home. ORS

408.385, spceifically, was amended authorizing third home in Roseburg, if needed in the future.

CBTWO Architects oversees design and construction for Stan & Jean Adams

Community Center addition at the existing

Veterans' Home in The Dalles.

The United States Department of Veterans’

A�airs (USDVA) and the Veterans’ Health

Administration determined that Oregon would require a facility with the capacity for

804 domiciliary and or skilled nursing facility beds to meet the needs of Oregon Veterans.

USDVA Roseburg VA o�ered Building-1 as a potential alternative option for the new Roseburg

Veterans' Home as part of the their required federal disposition process. ODVA conducted a study to review feasibility and potential adverse impacts per the Programmatic Agreement between departments related to on-campus development.

Per Senate Bill 5701, Section 500, Oregon

Legislature approved State allocated funds for the project (e�ective date, April 18th, 2024).

Revised project documents provided as an update to previously submitted Federal Grant Application in order to maintain status on overall queue as it relates to the Federal 65% appropriation. Currently waiting for FY25 priority list to come out in April/May of 2025 to see what funding is appropriated for

Veterans’ Home projects; all necessary paperwork has been submitted to be on the Priority 1 list.

ODVA conducted Building 1 Feasibility study

Director issued letter regarding feasibility study determination. Decision to continue with 14-acre green field site.

Final Roseburg VAMC

PA executed.

CBTWO continuing to finalize programming, Lessons Learned from Lebanon, and test fits to both accommodate and mitigate the existing wetland.

JUNE

Current target for completing Federal

Grant Application

35% DD package.

JUNE - AUGUST

Anticipated duration for CM/GC on-boarding.

APRIL

Final determination by USCAE on wetlands; none are jurisdictional. Awaiting DSL determination.

Current target for Land Use submittal to City of Roseburg.

OCTOBER

Completion of remaining Design Development

Documents, in conjunction with CM/GC.

JULY

Completion of Construction Documents and submittal to local AHJ for permitting and State of Oregon for licensing.

OCTOBER

Anticipated target for permit and licensing approvals, start of construction.

ODVA

ROSEBURG

APRIL 2026