City Constructors brings projects’ architects and engineers together to discuss potential problems before construction begins.

The Los Angeles cityscape is undergoing a transformation, thanks to companies such as City Constructors and their ability to convert abandoned buildings into welcome additions to the city. The company has been building its reputation for success in both the tenant improvement and adaptive reuse segments throughout Los Angeles for the past 15 years, according to President Henry Gordon.

The company performed tenant improvements exclusively until about five years ago, when it also began to participate in adaptive reuse projects. The converted buildings are approximately 80 to 100 years old, and were often abandoned hotels or offices.

 Through Los Angeles’ adaptive reuse ordinance, developers are encouraged to convert them into residential facilities. These projects can be assisted by either state or city programs, in addition to private funding, Gordon says. These enticements make the projects feasible, thus enabling companies such as City Constructors to offer their services and construct these projects.

“The buildings are basically gutted and need to be structurally refitted to meet the city’s existing codes,” Gordon explains. However, each facility presents its own unique challenges. Because the buildings are transformed into an entirely different use, all require new HVAC systems, sprinklers and plumbing, plus fire and life-safety systems, he adds.

City Constructors spends a substantial amount of time up-front examining potential challenges and planning how to address them prior to construction. “There’s always a learning curve in this type of project, because each job has a unique set of obstacles we have to overcome,” he says.

One of its current projects in Los Angeles is the 13-story Rowan Lofts complex, which exemplifies the company’s ability to produce luxury loft residences out of vintage, existing structures. The building was constructed in 1912, and was originally home to law and brokerage firms. However, when City Constructors completes the project in 2008, the $30 million building will be transformed into 206 luxury residences, selling at price points of $275,000 to $975,000, according to the company.

Also set for completion in 2008 is the nearby El Dorado Lofts complex, which will be home to 65 condominiums, ranging from 850 to 1,700 square feet. The facility was built in 1913, and originally operated as the Hotel Stowell. According to the company, the building is listed on the National Register of Historic Places and was once home to Charlie Chaplin.

Today, the $23 million facility is being adapted to house high-end lofts featuring designer kitchens, balconies and rooftop gardens. The 12-story building will retain the hotel’s original vintage design elements. “The building has one of the largest collections of Batchelder tile, prized for its beauty and uniqueness, in the lobby area,” Gordon notes. “The exterior façade is clad in glazed clay tiles, with ornate detailing.”

Scheduling Demands
Before starting any project, City Constructors brings the job’s architects and engineers together to discuss potential problems. Although many construction firms face demanding schedules, unknown challenges can affect adaptive reuse projects more than traditional commercial work.

For example, many older buildings have limited floor space, allowing only a certain number of subtrades to work simultaneously. In the Rowan Lofts projects, the firm had to be creative in its scheduling strategies. “We elected to schedule all structural work from the basement up, while plumbing and electrical crews worked from the roof down, to enable simultaneous progress,” Gordon says.

The company draws from a reliable subcontractor base. “We know how they work, and they’re sensitive to our scheduling needs,” Gordon explains. “They help us a great deal in managing the job and staying on track.”

 City Constructors may not be the largest construction firm in its market, but its modest size is an advantage when completing adaptive reuse projects, Gordon explains. “Since we’re still a growing company, it would be difficult for us to land a major commercial high-rise project, he says, but bigger companies do not do as well in adaptive reuse projects, due to their complex corporate structure.”

Its size has allowed it to more efficiently address problems and issues in each project. “The larger companies are much more adept at constructing multimillion-dollar projects,” Gordon explains. “These buildings we are working on are 13 stories at the maximum. They’re not huge, monumental projects, but they’re complex and rewarding.”

In the future, the company plans to expand from its roots in tenant improvements and adaptive reuse into hospitality renovations. “We think the two markets are similar, and we’re able to demonstrate our expertise in transforming buildings, so we’d like to apply that to more projects in hospitality soon,” Gordon explains.

As it continues to grow, Gordon wants to see the company participate in at least three major projects at any one time. “I think this is a realistic goal that we can certainly reach.”