2025 V1 Foundations by Foushee and Associates

PHOTO BY JESS HARRIS

NOTE FROM THE CEO A

The first quarter of 2025 has brought a little bit of everything into Foushée’s world. Some great project wins for our teams, completing great projects with exceptional customers, and a whole lot of uncertainty in the market. We get asked how tariffs will affect construction pricing by our customers and industry partners. We continue to monitor tariff’s impact on pricing, so far, it seems to be little to none. Let’s hope that trend continues. Our teams have seen a marked uptick in activity in the early going of 2025. Our Project Executives and Project Managers have been busy pricing prospective projects, particularly in the industrial, automotive, tenant improvement, and building restoration asset classes, which gives me hope that 2025 will quickly transform into a more predictable year, as the start has been quite turbulent.

While turbulence has been part of our world in 2025, our customer, The International Association of Machinists District 751, beat most of us to the punch in 2024 having experienced one of the most nationally publicized labor strikes in quite some time. Foushée was fortunate to have worked with Jon Holden and his team at IAM District 751 on an incredible new Union Hall and Training facility in Everett. IAM’s project in Everett is a great example of how hiring a general contractor long before breaking ground always nets a positive result. The project was completed on time/budget, and the design team and our project team were fully aligned throughout preconstruction, which made the construction process enjoyable.

Speaking of IAM District 751, this edition of Foundations features Jon Holden their president. Jon exhibited a calm leadership style in securing a new facility for his Union while simultaneously negotiating a new record setting contract for their membership. Nothing short of amazing.

I would like to thank our customers once again for trusting us with their projects, and our employees for their commitment to excellence, especially those involved with IAM District 751’s new facility in Everett. I hope you enjoy this issue of Foundations.

Eric Jones President / CEO Foushée and Associates

IN THIS ISSUE

GROUND BREAKING PROJECTS

RIVIAN

SF: 45,000SF

LOCATION: Bothell

TYPE: Tenant Improvement

PROJECT MANAGER: Derek Groth

PROJECT ENGINEER: Jess Harris

SUPERINTENDENT: Eric Crowley

ARCHITECT: NELSON Worldwide

UNITED BUSINESS BANK

SF: 1,600 SF

LOCATION: Tukwila

TYPE: Tenant Improvement

PROJECT MANAGER: Christian Johnson

PROJECT ENGINEER: Ricky Kennedy

SUPERINTENDENT: Larry Dixon

ARCHITECT: The Ronhovde Architects LLC

PROJECT ERYIE

SF: 145,000 SF

LOCATION: Redmond

TYPE: Tenant Improvement

PROJECT MANAGER: Randy Moore

PROJECT ENGINEER: Dave Wellbrock

SUPERINTENDENT: Dylan Berg

ARCHITECT: Lance Mueller & Associates

FREMONT CROSSING

SF: 14,620 SF

LOCATION: Seattle

TYPE: Tenant Improvement

PROJECT MANAGER: Christian Johnson

PROJECT ENGINEER: Ricky Kennedy

SUPERINTENDENT: Whitney Roulstone

ARCHITECT: Weaver Architects P.S.,Inc

ACTIVE PROJECT UPDATES

PENINSULA SUBARU

LOCAL 242

The PSE transformer has been set, building power is on at Local 242! The site is being prepared for final subgrade and paving. Elevator adjustments are being made. MEP trim out is scheduled to begin soon, with interior paint, floor tile, and ceiling tile well underway. Getting closer!

PENINSULA SUBARU

Out in beautiful Gorst, Washington, Peninsula Subaru is progressing nicely. Superintendent AJ Hopson and team are in the thick of the project, racing to get the building envelope completed while simultaneously progressing on the interior. glass and glazing, drywall taping and mudding, MEP rough-in, weather barriers and ACM siding are some of the ongoing tasks.

Look for this project to finish strong, as AJ and Derek put the team on their backs to get to the finish line.

NORTH CREEK COMMERCE CENTER

North Creek Commerce Center is rapidly approaching the finish line. The team on site is putting the final touches on the exterior finishes at Building’s A & B. Building C is substantially complete, and tenant improvement work has begun inside. The sitework is quickly taking shape; asphalt and landscaping are progressing rapidly. The punchlist and final inspections are on the lookahead schedule for this project.

PROVISIONERS WAREHOUSE

Provisioners warehouse is nearing completion. We are installing the ADA access lifts. Installing finish door hardware and signage. Sub-contractors are working on their punch list items and loading out their equipment and materials. We will conduct our final inspection on 3/27 for the building TCO.

MCKESSON ECF

The Everett Central Fill project is well into the home stretch. The Dynamic Duo of Eric Crowley and Bryan Smith continue to make lemons into lemonade as the finishing touches are applied. Furniture installation is nearing completion, network testing and commissioning is ongoing as the team works through the punch list. The production area is being built out rapidly, as the MHE team works tirelessly to complete their pharmaceutical pill packing system. Matthew Chiles continues to navigate the ship during choppy and calm weather, alike. Look for this project to wrap up in style as the pieces come together harmoniously.

CONFIDENTIAL TECH CLIENT

This TI is moving right along. Level 4 is a new build-out, and to date, walls have been framed, ACT ceilings are being installed, and wall finishes have begun. First day of business on Level 4 is scheduled for 6/2/25. Levels 5, 6, and 7 are largely “light-touch”, with the significant work driven by the addition of the Café on Level 7 and the related structural upgrades on Level 6. Currently, finishes on Level 5 and Level 6 East are on-going. Due to the structural upgrades, nearly all of Level 6 West was initially demolished. Currently, walls are being reframed, and MEP equipment is being re-installed. In the L7 Café, epoxy flooring in the Café has been installed ,ceilings are being rebuilt, and kitchen equipment/casework installation is on-going. First day of business for Levels 5-7 is 5/19/25.

COMPLETED PROJECTS

BUCK MASON

SEATTLE

SCOPE

A transformation of 1,690 SF storefront includes an inviting retail space were aesthetics meet functionality. Fitting rooms, back of house/storage, and restroom all crafted for comfort and usability. The new light fixtures cast a welcoming glow, while the shelving units and display fixtures are crafted to highlight the best of Buck Mason’s offerings. The new flooring and ceiling finishes all complete this elegant storefront. To match the beauty of the interior, the exterior was refinished with a fresh look.

ADVANTA

SCOPE

A full remodel of a 7,480 SF lobby great room featuring 24-foot-tall floor-to-ceiling windows, offering an abundance of natural light. Major scope items include new 4x2 floor tile, fresh wallpaper, modern cabinets, and a vibrant coat of paint. Fiber boards added to the upper walls, enhance both durability and aesthetics. The new lighting system transforms the lobby into a lively and welcoming event space. Additionally scope includes a revamp of the elevator lobby and a new state-of-the-art gym.

VALVE CORPORATION

SCOPE

A 25,000 SF tenant improvement in Lincoln Square South features an expansive gaming room equipped with a nano lumen screen wall, spacious open office cabals, a sleek micro kitchen, various meeting rooms, a large board room, a golf simulator, a tranquil yoga studio, and a fully-equipped gym.

IAM EVERETT

SCOPE

45,000 SF training facility for the International Machinist Union, District 751. This structure features 3,000 SF of roof deck space, perfect for entertainment and relaxation. The building boasts a modern exterior with ACM cladding and standing seam metal panels, complemented by the fluted tilt-up concrete panels. Inside, you’ll find a cutting-edge training environment, complete with a dedicated welding room, an advanced robotics lab, and a versatile flex space on the ground floor. The second floor houses a series of well-appointed classrooms, making this facility a destination for comprehensive machinist training.

ERA GARDENS

SCOPE

This 27,000 SF renovation at the Ida Culver Broadview Residence of ERA Living, transformed the 1st and 2nd floors. The project was adeptly managed through a 2-phase block schedule, ensuring a smooth transition for residents moving from the 1st floor to the 2nd floor between phases. This renovation encompassed 44 resident units, thoughtfully designed common areas, vibrant activity spaces, exercise rooms, and more.

SEAWAY COMMERCE CENTER

EVERETT

“As the client representative’s Sr. Project Manager, I wanted to express my gratitude and thanks to the Foushee crew, project management and senior leadership for their incredible support over the last two years on this difficult ground up warehouse/ distribution center construction endeavor. We encountered numerous municipal hurdles, engineering challenges, budget constraints and weather impacts. Through it all the entire Foushee team remained consummate professionals and ever supportive partners by providing impact avoidance recommendations and creative solutions to unavoidable obstacles. Not only was this team successful in their execution but they were also a true pleasure to work with. Special thanks to Matthew Chiles, Dave Wellbrock and Craig Miller for spearheading this effort. I look forward to working with them again soon.”

- Jeremy Fenton, Senior Project Manager, Pacific Program Management -

SCOPE

186,024 SF speculative warehouse building situated on an 18.60-acre lot, of which roughly 40% is wetlands. The building features 30’-0” clear ceilings, dock levelers, 4,000 amps of power along with 34 dock doors, and 4 grade level doors. Sitework includes establishing the building pad along with a 218,784 CF vault. Foushée has been instrumental in pursuing a 60,000 SF, credit worthy tenant for the project by providing progressive tenant improvement pricing and assisting the project team in evaluating competitors buildings to assist with RFP, LOI, and lease negotiations.

WHAT OUR CLIENTS ARE SAYING

BUCK MASON

BUCK MASON

“Foushée were an integral part of getting this great store opened in a timely manner. Their team was extremely organized, professional and dedicated to the project. We would jump on the opportunity to work with them again.” Thanks,

Yareen Salomon – Buck Mason

IAM

DISTRICT 751

“On behalf of the over 17,000 machinists in Everett, thank you for your partnership, expertise and integrity in assisting IAM District 751 and the Machinists Institute in bringing our vision of a new facility to reality. This facility will play a critical role in organizing our members and training new machinists for years to come.

We had some excellent options to choose from when it came to selecting a general contractor. We choose Foushée for their experience, reputation, and their ability to clearly articulate how to build our facility efficiently and while still accomplishing all our goals. We made the right choice.

Foushée’s conceptual budget held through to their final contractual pricing. They were instrumental in assisting our design team with solutions that kept our project goals in tact while maintaining our budget. During construction, their team’s communication was outstanding, we always knew where we stood on budget, schedule, and what decisions we needed to make to keep to hold their trade partners accountable. We are thrilled with the final result.

IAM District 751 will continue to build facilities throughout our region to support our members. The selection process will be simple for our next project, we’ll call Foushée. We sincerely appreciate their effort and professionalism.”

John Holden - IAM District 751

ERA LIVING

“I want to complement Foushée’s staff for their fantastic execution and communication on ERA’s remodel of our memory support unit at Ida Culver House Broadview. Final sign off was received last week which means you delivered on your schedule commitment to us. The work performed by your team was exemplary. Your staff took the time to prepare for meetings and answer critical questions while simultaneously managing the submittal and payment application process in a timely and accurate manner. This project had an extraordinary number of challenges and changes and your team stayed on top of them and stayed within our budget.

Foushée’s project staff provided accurate information and took a collaborative approach toward solving problems and maintaining outstanding rapport with our trade partners and property staff. I felt we truly worked as a team to accomplish the objectives of the project. The Foushée team we worked with delivered on their commitments, they are a credit to their organization. We have had nothing but compliments on the finished product and the owner of ERA is grateful for the outcome of the project. I look forward to working with Foushée on many projects to come.”

Rick McCarty, Capital Projects Manager - ERA Living

IAM 751 - Jon Holden

1WHAT IS THE INTERNATIONAL ASSOCIATION OF MACHINISTS 751’S MISSION/PURPOSE?

IAM 751 works collectively, to give workers a voice, build power, and raise the standard of living for the members we represent. Our focus has allowed our members to increase their wages, strive for a healthy and safe workplace, build retirement security and provide pathways for training and career advancement.

2EXPLAIN

YOUR PARTNERSHIP WITH THE MACHINISTS INSTITUTE AND WHAT YOU HOPE TO ACHIEVE TOGETHER IN YOUR NEW FACILITY ON AIRPORT ROAD IN EVERETT?

IAM 751 created the Machinists Institute so that we could provide training, apprenticeships, upskilling and opportunities for our community to gain the basic skills in aerospace manufacturing. Our goal was to do our part to create the next generation of skilled aerospace workers with the perspective of the value Unions bring to workers standard of living.

3WHAT ARE THE MAIN BENEFITS THAT YOUR MEMBERSHIP RECEIVE FROM JOINING YOUR UNION?

Training to become a skilled worker is half the battle. Understanding your rights in the workplace can turn a regular job into a lifelong career where workers can make a living wage, raise their family, save for the future and participate in building a better community.

SEEING HOW IT’S DONE

4WHAT MANY FOLKS KNOW ABOUT THE MACHINISTS UNION IS WHAT THEY HEAR ON THE NEWS. WHAT DO YOU FEEL THE GENERAL PUBLIC SHOULD UNDERSTAND WHEN IT COMES TO YOUR UNION AND ITS MEMBERSHIP?

Members of our Union have built a standard that all workers strive to achieve. They have worked to make life better for each other and have sacrificed for the next generation by creating standards that others will benefit from, long after they leave the workplace. They don’t just work in the community, they live here, volunteer here and raise their families here.

5EXPLAIN

WHAT THE FUTURE OF IAM 751 LOOKS LIKE AND WHAT ARE YOU DOING TODAY TO ENSURE FUTURE SUCCESS?

Our future is bright. Our membership is investing resources to ensure the workforce of the future can meet the needs of our employers for decades to come. Technology in manufacturing is always advancing and we don’t fear that. We work to identify the skills needed for innovative, cutting edge machinery and processes and work to prepare our members to meet those needs. That makes our industry and our members ready for whatever comes next.

6HOW CAN FOLKS THAT ARE INTERESTED IN BECOMING A UNION MACHINISTS CONNECT WITH YOUR ORGANIZATION?

Most of us hired into an employer that was represented by the IAM, but there are many workers in our community that would benefit from the rights they gain by joining a union. We are always ready to provide workers with the opportunity to join our union. They can contact us at WWW.IAM751.org or call 1-800-763-1301.

Additionally, anyone can reach out to the Machinists Institute at Machinists Institute to look for training and apprenticeship opportunities