Telegram Building
OregonProject description:
Built in 1922 by Portland industrialist, J.N. Barde, the impressive Georgian Revival building was designed by Rasmussen Grace Co. to house the Portland Evening Telegram newspaper. The newspaper occupied the landmark building until the paper closed in the early 1930s. The building remained frozen in time attracting few tenants due to its deteriorating condition. Telegram was placed on the National Historic Register in the early 1990s. It was purchased by the Nathan Family in 1993 and plans for rehabilitation began.
The rehabilitation, begun in 2003 and completed in 2004, includes façade restoration and preservation of the original windows, as well as updating to meet 21` century needs. Updated features include: restoring the façade to its original styling; completing seismic reinforcement; recycling timbers to use for trim and selling the larger timbers for reuse in other projects; preserving the historic wood and ironwork staircase on the ground floor; restoring the distinctive 48 ft clock tower and returning its dome to its original copper finish. Also completed was structural, mechanical, electrical and site engineering upgrades including new HVAC, datacom and electric with separate metering by floor. The mechanical system selected was a 105 ton packaged rooftop VAV unit with gas heat and electric cooling paired with parallel fan-powered VAV terminals with electric reheat.
An additional floor was added to the three-story building. The new penthouse floor sits 20 feet back from the building edges to preserve the building`s original character and sits behind the clock tower making use of the never-occupied room at the base of the tower.
The original portico entrance serves the first floor tenant and a new entrance to serve upper floor tenants was constructed on SW 11th with a showcase two-story lobby and grand staircase. The historic windows were preserved and translucent art glass was placed in existing light well panels to allow natural light in and maintain privacy between the Telegram and its neighboring building. The basement, originally used to house the newspaper`s printing presses, was re-engineered into a two-story underground parking structure.
Impact & Effectiveness:
Telegram`s rehabilitation impacts the neighborhood as Portland continues upgrading downtown`s West End district. Telegram is centrally located with the Brewery Blocks just north and the Museum Place development to the south along the streetcar line. The streetcar connects the Telegram directly to the Pearl District.
Effective funding options were used to bring the $9.5 million project to fruition including $2 million in Federal Historic Tax Credits and New Markets Credits, from the National Trust for Historic Preservation in cooperation with the National Trust Community Investment Fund (previously Banc of America Historic Tax Credit Fund).
The State Historic Preservation Office and National Park Service actively participated in rehabilitation design and Historic Tax Credit compliance requirements. Specific preservation principles were addressed on the project. For example, the distinctive wood and ironwork historic staircase on the ground floor was preserved and now leads to a re-built mezzanine, adding drama to the signature corner entry.
The Portland Development Commission was a strong partner in the project providing a $1 million low interest seismic loin. The unreinforced brick building needed seismic reinforcement that basically created a reinforced endoskeleton. Additionally, floors and roof were diaphragmed and tied to perimeter walls. Telegram`s distinctive but potentially dangerous terra cotta parapets, including balustrade, were braced. PDC also provided $27,500 in grants for storefront improvement and the building`s exterior lighting.
The Portland Planning Commission amended its residential zoning for this neighborhood to accommodate the redevelopment of this historic building.
Another innovative financial tool was successfully removing Telegram from Multnomah County`s Special Assessment program that freezes tax assessment for historic buildings for 15 years. By removing the building, paying the penalty for early withdrawal, and then resubmitting the property, Telegram received a new 15-year freeze with a maximized benefit.
Conclusions:
Replicating the success of this project at another historic site could be accomplished by building strong partnerships between public and private groups to optimize options and incentives available to preserve while updating the building to meet current business needs and help neighborhoods thrive. Prior to rehabilitation, the building stood empty but now enhances the neighborhood bringing needed services, new businesses and live/work opportunities. The project exemplifies successful historic redevelopment in addition to maximizing opportunities and developing resources from federal, state and local government.
For more information contact:
Carolyn Pantier
Venerable Development, LLC
322 NW 5th Avenue, Suite 301
Portland, Oregon 97209
503-224-2446
