The transformation of a 52-year-old bowling alley into a retail space is complete. The Northeast Portland building that formerly housed Hollywood Bowl was sold last year  to Minnetonka, Minn.-based developer Oppidan Investment Co., which began redeveloping the 42,404-square-foot building for Orchard Supply Hardware.

General contractor LCG Pence began work on the Baysinger Partners Architecture-designed project last summer. Major work on the project included building a new front entry and removing large sections of exterior walls for glazing, installations of elevators and ramps for access to the lower half of the split-level building, and seismic upgrades to the roof. The store is scheduled to open Tuesday.

Hollywood District building renovation

Tenant: Orchard Supply Hardware

Address: 4030 N.E. Halsey St.

Owner/developer: Oppidan Investment Co.

General contractor: LCG Pence Construction

Architect: Baysinger Partners Architecture

Engineer: Kramer Gehlen & Associates Inc.

Civil engineer: Cardno WRG

Construction start date: mid-July 2014

Completion date: January 2015

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The project team creating a retail space in the Hollywood District is rolling with the punches.

When the 48-lane Hollywood Bowl building opened as Timber Lanes in 1963, it had a split-level. It’s not ideal for incoming retail tenant Orchard Supply Hardware, but the project team modifying the building is working around it. Crews also are finding ways to make a dark and enclosed space more airy and inviting.

The split-level could not be altered without removing the horizontal, precast columns that supported the main floor. The bowling lanes’ mechanical equipment was hung in those T-shaped columns, so the split-level had to stay, said Paul Schulz, principal of LCG Pence, the project’s general contractor.

A variety of shoring and other strengthening methods are being used to reinforce the building. Much of the west side will be removed to work around the split-level.

Meanwhile, the building’s basement-level parking garage made it difficult to increase access into the main retail space, Schulz said.

“If you look at this building from the outside, you could say this is a simple project,” he said, “but it’s far more complex than that. We’re improving the old bowling alley on a lot of fronts to make it work for retail.”

From the outside, the parking structure presented aesthetic and logistical challenges. Creating a more attractive storefront meant taking off much of the west-facing wall where cars enter the garage. The four entry bays will be opened up with steel backing to support the remaining masonry. That will create a common building entrance from both the parking garage and street level, and give Orchard Supply Hardware a place to display its garden center.

“We changed where the front entry was,” said Matthew Lillard, an associate principal with Baysinger Partners Architecture, which designed the adaptive reuse project. “We are putting a lot of big holes in that building, taking out the block and putting in a lot of glazing. This will add to the communication to the street.”

Much of the work had to be done up front, with careful thought about how an old bowling alley could be made into a retail space, Lillard said. Ramps and stairs will be installed to give shoppers access between upper and lower levels.

“Orchard has been pretty good at this,” he said. “They have lots of experience determining how a large-format retail space can interact with an urban environment.”

Getting customers from the underground parking structure to the main floor also presented challenges for the contractor. Two elevator wells had to be dug deep into the footings and the walls had to be shored up for support, Schulz said.

LCG Pence cut out several thousand square feet of the floor structure to make room for the elevator shafts and stairwells, he said.

Crews had to work around long, precast, T-shaped columns to accommodate the elevator shaft and accompanying stairwells. The project team had limited information to work with to determine how the floor system would support a retail use, including a delivery area for trucks and vehicles.

“The precast floor system created the biggest difficulties,” said Joe Gehlen, senior principal at Kramer Gehlen & Associates. “Where we didn’t feel the structure was adequate, we were able to provide some reinforcement to those members by adding … support and columns. In other areas, we had to take the floor out and put in a new floor structure.”

A new seismic system also had to be installed. The building’s roof had limited lateral load resistance and needed to be replaced with plywood and anchored to the walls. That will make it more resistant to seismic shaking, Gehlen said.

The seismic work also exposed existing Douglas fir beams that had been covered by a dropped ceiling since the opening of the building. The like-new beams will increase the space’s aesthetic value, Schulz said.

Hollywood District building renovation

Tenant: Orchard Supply Hardware

Address: 4030 N.E. Halsey St.

Owner/developer: Oppidan Investment Co.

General contractor: LCG Pence Construction

Architect: Baysinger Partners Architecture

Engineer: Kramer Gehlen & Associates Inc.

Civil engineer: Cardno WRG

Construction start date: mid-July

Anticipated completion date: mid-November

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It’s official: Hollywood Bowl will soon become an Orchard Supply Hardware store.

Minnetonka, Minn.-based Oppidan Investment Co. (via KJT 232 LLC) has closed on its $7.25 million purchase of the 51-year-old bowling alley in the Hollywood neighborhood, according to Capital Pacific‘s Portland office. Capital Pacific represented the seller (G&M Hollywood LLC) in the transaction, and confirmed that Oppidan plans to redevelop the existing 42,404-square-foot building for the hardware retailer.

Word of the pending sale and project spread in October, when Baysinger Partners Architecture submitted plans to the city for early design assistance. Oppidan declined to comment on the timeline for the project, but the bowling alley is set to close its doors May 19.

Peter Dunn, a Capital Pacific partner who worked on the deal, said the property was marketed as a redevelopment opportunity from day one, given its prominent location near Interstate 84 and light rail, the structural integrity of the existing box building, and the highly trafficked neighborhood. The intersection of Northeast Halsey Street and 39th Avenue sees in excess of 32,000 vehicles per day, and the surrounding residential market has more than 186,000 households, Capital Pacific reports.

“It didn’t take long for us to plug in Orchard Supply or Oppidan,” Dunn said. “There were a few other groups in the market that had already taken a run at it, but I guess it was timing, and a matter of pricing it where you could get the most amount of money for your seller. … But also knowing that anyone that comes in here is going to have to spend a lot of money to redevelop it into a different use.”

Capital Pacific originally marketed the building for sale at $7.64 million, which factors out to a 7 percent cap rate. Dunn said Oppidan likely won’t tear down the building because that wouldn’t be financially feasible.

The seller – two private individuals from Bend, according to public records – purchased the building from the bowling alley in 2007 for $6 million. Hollywood Bowl began to lease the space, and still has about eight years left on its deal; however, the new owner had the option to terminate it by paying a $595,000 fee.

Dunn said Hollywood Bowl proved to be a solid investment.

“(The seller) is one of those success stories that bought at the height of the market, and goes to sell it and there’s equity, plus some,” he said.

Commercial Realty Advisors Northwest LLC represented Oppidan and Orchard Supply Hardware in the transaction.

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Big things could be in the works for the Hollywood Bowl building in Northeast Portland.

Jerry Baysinger, senior principal at Baysinger Partners, has requested an early assistance meeting with the Bureau of Development Services for a proposal to redevelop the Hollywood Bowl building, at 4030 N.E. Halsey St., for Orchard Supply Hardware. Baysinger declined to comment on the application, but said the proposed project is being handled by Oppidan, a Minnetonka, Minn.-based development company that has a branch in San Jose, Calif.

Oppidan officials did not immediately return calls seeking comment, nor did representatives of ���Ƿɱ�’������Dz�., which in August for $205 million in cash.

Capital Pacific has listed the 42,404-square-foot Hollywood Bowl building for $7.64 million. The bowling alley has nine years left on its lease, but developers have the option to buy the business out for $595,000. Capital Pacific declined to comment on the redevelopment proposal.

Orchard Supply Hardware weeks ago withdrew from Security Properties’ mixed-use development on North Williams Avenue. The retailer has two existing stores in the Portland area – one in Beaverton and one in Tigard.

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