NEWS

Daily Journal of Commerce, August 2001

FROM AN OLD WAREHOUSE, URBAN LOFTS ARISE

By Gretchen Fehrenbacher

Weathered beams and timber flooring will be plain to all who view the Marshall-Wells Lofts when the time comes to sell condominiums in the converted Pearl District warehouse.

That’s the heritage real estate investor and historic preservationist Robert Ball counts on marketing to buyers in his $33 million conversion project at 1420 N.W. Lovejoy St. Not so obvious will be today’s technology in the sheer walls, built to brace the building in earthquakes. Stretching from the base of the building to the top, they serve as an unsung monument to the wizardry that makes it possible to bring old buildings into a new era.

For Ball who witnessed the process, “the interrelationship between the new structure and old structure is fascinating,” he said, noting the complex computer modeling that was done by KPFF Consulting Engineers.

“What you are actually doing is building a new structure so it becomes part of the old structure,” he said.

Ball noted that KPFF was involved in converting the Wieden & Kennedy building at 224 N.W. 13th Ave., considered a showcase project. Ball said the process involved assessing the existing structure’s mass, weight, materials and the construction methods to develop calculations of how and where the sheer walls and other structural supports need to be placed to meet seismic requirements. The sheer walls are a combination of concrete and steel.

“I remember when I was making a decision, one of the architectural firms I was considering never had done a project of this depth before,” Ball said.

The sheer walls will connect with the four corners of a 70-square-foot hole being cut out of the center of the nine-story building (one of which is a mezzanine level). The hole — finished off with walls — will allow for an atrium, providing needed light and air in the center of the building.

Adapting the building for condominiums involves some other basics, as well — new plumbing, new electrical and fire sprinkler systems, new stairwells and new elevator shafts. In addition, new concrete floors will be poured to absorb sound between levels, and to link with the sheer walls as part of the seismic strengthening.

Planned are 164 mixed-price condominiums, 193 parking spaces, beginning at ground level, and 5,100 square feet of ground floor retail space along 14th Avenue. Up to 40 condominiums will be live-work lofts, accommodating graphic artists and other professionals who are gravitating to the area. Ultimately, the choice of firms with multi-faceted experience has paid off, he believes. Ball said that since warehouse space is open and exposed, there haven’t been the type of surprises that can lead to runaway costs. But elaborate preparations were made.

“I had an inspection catalog,” Ball said. “We looked at every area of the building. We don’t have any walls — it is all posts and beam and connections, so we were able to go through all the connections and see what is holding the building together.”

Along the way, he cataloged the types of material used and the sizes of beams, noting their tapered dimensions.

“Each one of the beams on the lower floors was an entire tree,” he said, adding they were about 27 inches square.Citing an example of the extent to which the structure was examined, “we dug out the footings in the bottom of the building to determine how big they were,” he said. “You have to find out what you have, and then you have to combine that with the modern seismic code.”

“For anyone that would want to do a project like this, hire the best engineers and architects and come up with a design that works,” he said.
Despite the complexities, there have been advantages, including the quality of timber used in the construction of the building, which was built in two stages, beginning in 1910 with the first four floors.

Designed by architect Daniel Burnham, the building, known as the Marshall Wells Warehouse, is on the National Register of Historic Places. Because of the building’s heritage, Ball also was able to qualify for a program through the state Historic Preservation Office that will provide condominium buyers with a 15-year freeze on property taxes at their current level — a potential carrot in marketing the units for sale. He said that he has constantly monitored expenses, along with market conditions in the area, to ensure that he is up to date in delivering what the community wants at a price people will pay. Factored in are prices for comparable condos in the Pearl District neighborhood.

Construction began in early May, after he decided that key indicators (such as interest rates and absorption of existing condominiums within the area) were strong enough to proceed with construction. The project is expected to be done around August 2002.

For Ball, the project already has proven an indelible learning experience, given his role in the center of it all. Other than the construction team (Ankrom Moisan Associated Architects, Howard S. Wright Construction, KPFF and Interface Engineering Inc. which did mechanical engineering), his help comprises two administrative employees, someone to monitor the construction process, and the real estate and marketing personnel. He also cites Home Street Capital for providing the construction financing.

While the job has proven infinitely more complex than building anew, he finds gratification in it all.

“I will always be able to walk by that building and say I had a role in keeping it alive,” he said.

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