S.G. Davis Hat/ Office Equipment Company Building Renovation

[DTDdreamer]

After a year's worth of planning, we are proud to announce the rehabilitation and adaptive reuse of our building located at 800 Jackson street in Downtown.

Designed by Lang & Witchell, the 5 story, 1913 Chicago School style building was originally built for the S.G. Davis Hat Company and later housed the Donovan Galvaney Apparel Company. Office Equipment Company purchased the building in 1970 and has occupied it since. Facing a deteriorating exterior and certain demolition from potential buyers, the decision was made to keep the building and convert it into an income producing property.

With financing secured through Southwest Securities and construction being lead by Reed Berry with Berry Commercial Real Estate, renovation is slated to being in late March. Reed's other successful projects include the Awalt Building and the Landmark Center, both located in the West End. The first phase of construction on 800 Jackson will revolve mostly around the restoration of the windows, followed by sand blasting walls & columns, then repairing/sanding/sealing floors. These items are the basics of the restoration, as the building is pretty much in it’s original condition. The rest of the work pertains to getting the building up to code: adding a set of fire stairs, new HVAC, updating the sprinkler system, etc. The completed project will yield about 38,000 rentable square feet for single or multi tenant office space. The first floor will initially be used for Office Equipment Company's redesigned furniture showroom and design resource center; however, with it's storefront views of the West End and close proximity to the courts, federal building and convention center, the space lends itself very well to restaurant use as there are very few options for eating out in this section of Downtown.

The building should be ready for tenant occupancy in December, however the building is open for tours for prospective tenants now. Pre-leasing specials will apply. Contact Brad Davis or Reed Berry at 214-742-4573 to schedule a tour.

Additional information: Project Summary and Quick Facts:

Project Team

Reed Berry, Berry Commercial Real Estate; Developer, Contractor, Leasing Agent.
William Davis. Office Equipment Company; Property Owner.
Brad Davis, Office Equipment Company; Property Owner Representative, Project Coordinator.
Jason Nerie, Office Equipment Company; Construction Manager.
Ken Killian, ISG Architects; Architectural Design Services.
Bretta Maldonado, go studio; Interior Space Planning and Design.

Scope of Project

Following the guidelines required by The Secretary of the U.S. Department of the Interior’s
standards for treatment of historic properties, the scope of the exterior work will include:
Preservation of the historic brick facade, original wood divided light windows, and awnings.
Sidewalk, street scape, and entryway improvements.
The addition of ADA compliant ramps and entry ways.

The historic integrity of the building’s exterior will be beautifully juxtaposed against a progressively styled interior finish out including:
Exposed concrete floors, structural columns, masonry and duct work.
Extensive use of HERCULITE entry doors and daylight windows in tenant space to maximize the views and function of the historic windows.
A new, 2nd, fire stair and the addition of a fire rated corridor from the existing stair to the exterior.
A new passenger elevator with basement access in existing shaft.
All new electrical, telecommunications, plumbing, security, fire protection, HVAC, and
mechanical systems.

Project Significance

In recent years, the trend for properties adjacent to 800 Jackson has been to tear down old
buildings and convert the property into landscaped parking lots and green space. Although the
addition of green space is much needed and welcomed in the south west region of Downtown Dallas, Reed Berry and the Davis’ recognized the distinctive opportunity to revive the historic structure, bringing new purpose to it’s existence, and to create a crucial source of income for
Office Equipment Company.

The economic impact of the project extends beyond its income producing aspects; the building has been recognized by the U.S. Department of the Interior’s National Park Service as a historic structure and therefore eligible for federal tax credits under the Historic Preservation Tax Incentive program. In addition to federal tax incentives, The Landmark Commission has approved the property for the initial Certificate of Appropriateness clearing the way fir Landmark status and 10 years of city tax abatements.

QUICK FACTS:

Location: Located in the Central Business District of Dallas, 800 Jackson Street is llocated at the south west corner of Jackson and Lamar. Five of Dallas' eight Downtown Districts; the Government District, Main Street District, Convention District, Reunion District, and the West End Historic District are all within two blocks in any direction. The George Allen Courthouse is two blocks west, and the Earl Cabell Federal Building is two blocks east.

Features: Historic presence, contemporary finish out. Boutique size floors ideal for single or multi tenant use.

Year Built: 1913; renovated 2008


Use: First floor: Office and Retail. Second through fifth floors: Office. Lower level: Office and tenant storage

Systems: All new electrical, telecommunications, plumbing, security, fire protection, HVAC, and mechanical systems.

HVAC: New high efficiency air-conditioning and heating systems. Tenants will have access to individual, monitored, thermostat controls. Usage will be calculated on a pro-rata basis.

Access: All entry-ways and elevators will be accessible by tenants 24/7 bycard-key or code monitored access.

Parking: Abundant parking available on numerous surrounding surface lots and garages for tenant needs and ample metered street parking located on all adjacent streets for guests. Monthly parking rates for
nearby surface lots and garages range from $60 to $100 per month.

[dfwcre8tive]

Great news! I've always kind of liked that warehouse. The ground level retail could be a good location for a restaurant being near the bus terminal.

Here are some photos:

http://800jackson.com

http://maps.google.com/maps?q=800+Jackson+St,+Dallas,+TX+75202,+USA&ie=UTF8&ll=32.777993,-96.803906&spn=0.002147,0.003884&t=h&z=19&layer=c&cbll=32.777932,-96.804491&cbp=1,155.55854388514513,,0,-18.4931997237544

[DTDdreamer]

Thanks DFWCRE8TIVE. I need to update the web site but I'm glad you we're able to find it online! I plan on posting video updates on YouTube... I'll post the links here.

[DTDdreamer]

By the way I must apologize to FoUTASportscaster for breaking the scoop on this announcement. He's been following the developments on this project very closely and actually turned me on to this forum. Didn't men to steal your thunder dude... thanks for your interest in our success.

[gc]

Great news and glad to hear. Please continue to keep us updated as things progress.

[xen0blue]

Wow, I didn't know an office equipment store was actually there anymore, I always though that building was abandon! I think they'd make alot more money if they would just convert it to lofts like everyone else. But this is good news, the first time i've heard of an old building int he west end being renovated in a long time.

[DTDdreamer]

Wow, I didn't know an office equipment store was actually there anymore, I always though that building was abandon! I think they'd make alot more money if they would just convert it to lofts like everyone else. But this is good news, the first time i've heard of an old building int he west end being renovated in a long time.

Yeah we're still here. Actually the business has been in Downtown since 1924! I'm not 100% sure, but I think that would qualify us for one of the oldest continually operating businesses in downtown... I guess Niemans would be first. Does anybody know of any others?

As for residential lofts vs. commercial office - We explored residential with Matthews Southwest, the same group that developed Southside on Lamar. The first problem was parking - we have a basement but the column spacing is too tight and we could only cram about 11 spaces down there, plus you loose a considerable amount of sq.footage on the first floor dropping ramps in. Secondly the economics just weren't right. Residential finish out would cost somewhere in the $100 to $125/sq.ft. price range... there just isn't enough footage to get a ROI on 4.7 mil!!! So plans were tabled and we just sat here another few years...

When Reed Berry and I hooked up he was immediately impressed with the property and said we could renovate the building for around $65/sq.ft. (not including tenant finish out). Also being commercial and grandfathered into any parking requirements we were able to skate on parking and use the basement space for tenants.

[dfwcre8tive]

Glad to see we're ahead of the DMN...

Downtown Dallas landmark getting face-lift
05:10 PM CST on Wednesday, February 20, 2008
By STEVE BROWN / The Dallas Morning News
stevebrown@dallasnews.com
http://www.dallasnews.com/sharedcontent/dws/dn/latestnews/stories/022108dnbusoffice.107c498f.html

A landmark downtown Dallas building will be revamped into new office and commercial space.

The 800 Jackson Street building was designed by renowned Dallas architects Lang & Witchell and built in 1913.

For more than 30 years it has housed the operations of Office Equipment Co.

Now with the office furniture operation downsizing, the family owners are turning the 5-story building near the convention center into a historic preservation project.

Construction plans for the nearby new convention hotel helped their decision.

“We think this building when it’s redone can be a valuable asset to this part of downtown,” said Brad Davis, whose family started the Office Equipment Co. in the 1920s. “We want to be part of the energy with what is happening downtown with our building.”

The Davises have operated in the 5-story brick building on Jackson Street since 1969.

Over the years, the family has many times considered leaving the property, Mr. Davis said.

“They’ve seen the ups and downs of downtown and resisted the urge to move north,” he said. “But it’s become increasingly difficult to operate the business out of this location.”

The family has also turned down many offers to sell the building – including purchasers who wanted to knock it down for a parking lot.

Unlike most recently downtown redos, this restoration project won’t covert the old building into apartments.

“It just doesn’t work for residential,” Mr. Davis said. “It’s not big enough and there is not parking.”

Instead, the owners plan to market the property to businesses that want unique commercial and office space.

The Davis family is teaming with Berry Commercial Real Estate on the redevelopment.

“Reed Berry did Awalt building and Landmark Center,” both in the West End, Mr. Davis said. “He did both of those projects with fantastic success.”

ISG Architects has been hired to plan the redevelopment, which should be finished later this year.

Originally built for $66,500 for the S.G. Davis Hat Co., the building is located in an area that during the early 20th century housed many of Dallas’ garment manufacturers.

The brick and concrete building was constructed in Chicago School style.

Architect Lang & Witchell was a prominent designer of Dallas buildings from about 1910 until World War II.

Other downtown landmarks done by the firm include the Dallas Power & Light Building, Lone Star Gas Co. buildings and additions to the Sears Roebuck & Co. complex on Lamar Street.

Lang & Witchell also designed fine homes in the Swiss Avenue Historic District and the Park Cities.

Mr. Davis said that after the renovation the first floor of the building will be used for retail and commercial space. The family is also planning to keep a smaller furniture showroom in the building.

“The building has been deteriorating and needs repairs,” he said. “We knew we had to either fix it up and rent it or sell it.

“My grandfather started this business in 1924,” Mr. Davis said. “We’ve been downtown a very long time.”

[FoUTASportscaster]

By the way I must apologize to FoUTASportscaster for breaking the scoop on this announcement. He's been following the developments on this project very closely and actually turned me on to this forum. Didn't men to steal your thunder dude... thanks for your interest in our success.

No worries. As I have told you in person, it is buildings like this that need preservation. And as DFWCreative said, this is a prime spot for an inexpensive eatery.

Anyways, congrats again. I am excited for you.


The family has also turned down many offers to sell the building – including purchasers who wanted to knock it down for a parking lot.

Funny that the DMN is reporting this. This is in the area that Belo has bought a lot of property and bulldozed them for parking.

[tamtagon]

Glad to see we're ahead of the DMN...

I suspect we can thank Sport for that.

[Justin Terveen]

Fantastic news. Kudos to you and yours for helping preserve our History.

http://farm3.static.flickr.com/2328/2218229556_00ccc939f4.jpg (http://www.flickr.com/photos/ninjatune/2218229556/)

[FoUTASportscaster]

I suspect we can thank Sport for that.

Indirectly, I suppose so. I have known the intent for the property for several months, but the owners wished to keep it under wraps until it became official. I honored their wishes and am glad to see that they are participating in the forum.

[xen0blue]

Yeah we're still here. Actually the business has been in Downtown since 1924! I'm not 100% sure, but I think that would qualify us for one of the oldest continually operating businesses in downtown... I guess Niemans would be first. Does anybody know of any others?

As for residential lofts vs. commercial office - We explored residential with Matthews Southwest, the same group that developed Southside on Lamar. The first problem was parking - we have a basement but the column spacing is too tight and we could only cram about 11 spaces down there, plus you loose a considerable amount of sq.footage on the first floor dropping ramps in. Secondly the economics just weren't right. Residential finish out would cost somewhere in the $100 to $125/sq.ft. price range... there just isn't enough footage to get a ROI on 4.7 mil!!! So plans were tabled and we just sat here another few years...

When Reed Berry and I hooked up he was immediately impressed with the property and said we could renovate the building for around $65/sq.ft. (not including tenant finish out). Also being commercial and grandfathered into any parking requirements we were able to skate on parking and use the basement space for tenants.

A suggestion for you: Put a new sign somewhere on the building letting people know that the company actually exists and that the letters painted on the building aren't just for antiquity. Like maybe a actual sign that lights up. Like I said, I thought the building was long abandon and the letters painted on it were for antiquity purposes only.

[FoUTASportscaster]

If you walk by the building, you'd see up-to-date furniture, clean windows and a showroom. Soon, the building will be cleaned up, so it will be a moot point anyway.

[DTDdreamer]

What a great day! The response from the DMN article has been great and I appreciate the interest expressed on this forum. It's a little surreal to see all of this happening... the building, as it stands, is all I've ever known and it's a little overwhelming at times to think of it as anything else. Thanks again for your support and I look forward to keeping everybody up-to-date on our progress.

[SDORN]

It is be fun soon I will have a surprise later on next week for this thread.

Scott

[CityLove]

Indirectly, I suppose so. I have known the intent for the property for several months, but the owners wished to keep it under wraps until it became official. I honored their wishes and am glad to see that they are participating in the forum.

Yeah, he didn't even tell his own fiancee! (Or if he did, maybe I wasn't paying attention).

Anyway, congrats on the renovation, Mr. Davis. I look forward to seeing the building once it is finished.

[FoUTASportscaster]

Yeah, he didn't even tell his own fiancee! (Or if he did, maybe I wasn't paying attention).

Wow, our first forum fight. I told you when I found out.

[DTDdreamer]

We're hoping to land a restaurant on our first floor. I would prefer an independent but credit is sometimes a concern so we'll probably chase a franchise/chain. We also need something deli oriented since I don;t want to deal with the ventilation and grease traps that go along kitchens. Considering our location what would you like to see in the space? Jason's Deli pops in my mind... what else?

[elmstreetdallas]

The new Main Street location of Jason's Deli installed massive grease traps. So that probably won't work.

A non-Subway deli/sandwich shop sounds ideal though!

Thanks for keeping the forum posted on your exciting project!

[DTDdreamer]

I forgot about the Main Street Jasons. Like I said though I'd rather support an indepedant... I wander if The Nodding Dog Cafe based in Bishop Arts District would consider a second location... the would be cool!

[maconahey]

I wouldn't mind seeing a Potbelly (http://www.potbellys.com/) go in.

[dfwcre8tive]

I wouldn't mind seeing a Potbelly (http://www.potbellys.com/) go in.

^There is already one in the tunnels a few blocks away. Too bad more of the tunnel restaurants won't move above the surface.

[tamtagon]

How about a Highland Park Cafeteria or Luby's? Is there anything like that downtown yet? That would probably draw a huge office worker lunch crowd, since it would be relatively quick during a lunch break, and it would could possibly break even to be a relatively inexpensive evening meal option for area residents.

[mrowl]

A Jamba Juice would be great.

[elmstreetdallas]

How about the first location outside of California and New York for a Pinkberry?

You'll be the most popular guy in town! :)

http://www.pinkberry.com/html/pbmain.php

[FoUTASportscaster]

As odd as it may sound, the restaurant needs to play off its location. Next to the Greyhound, an urban Sonic would be great. People getting off the bus would use it, and as a downtown resident, I'd love to have the variety offerings that a Sonic would have.

[DTDdreamer]

F.Y.I.

I've updated the web site for our building. You can see expanded content, additional photos, and don't forget to sign my guest book!!! Also linked to this forum on th LINKS page.

www.800jackson.com

[Kelley USA]

We're hoping to land a restaurant on our first floor. I would prefer an independent but credit is sometimes a concern so we'll probably chase a franchise/chain. We also need something deli oriented since I don;t want to deal with the ventilation and grease traps that go along kitchens. Considering our location what would you like to see in the space? Jason's Deli pops in my mind... what else?

You should look at McAlisters Deli... I think it would do great DT- they already have several locations in the DFW area. Food is great too- always been impressed! www.mcalistersdeli.com

[GennadyB]

I’m looking forward to have a new place to eat in the West End as my typical lunch suspects are getting old. Keep in mind that there are two Subway shops and a Quizno’s store within 3 blocks of this location. Also, to my surprise nobody has opened a Starbuck’s shop in West End yet. I always thought that it would go in nicely into the existing Atomic Sushi’s space that is vacant 95% of the time.

[TheMapman]

How about a Highland Park Cafeteria or Luby's? Is there anything like that downtown yet? That would probably draw a huge office worker lunch crowd, since it would be relatively quick during a lunch break, and it would could possibly break even to be a relatively inexpensive evening meal option for area residents.

There's a cafeteria in the second basement of Renaissance Tower, don't know if it's any good though.

[clipper]

Highland Park Cafeteria used to be in Lincoln Plaza but couldn't make it.

[FoUTASportscaster]

You should look at McAlisters Deli... I think it would do great DT- they already have several locations in the DFW area. Food is great too- always been impressed! www.mcalistersdeli.com

Agreed. If you take out the suburban shopping center they are in, I find the place itself is great.

[SDORN]

Did A nutty thing yesterday. I did some night shooting. Really that's Ninjas bag. anywoo, I walked by the this place and shot some of the sign. I will dig it out with the mountain of Cd waiting to be sent to my flickr page and this forum. Been shooting everyday this week and had little time to post.


I will put them up soon I hope.

Scott

[Justin Terveen]

I had the pleasure of touring the building last week... Easily the most amazing example of decay and history I've experienced in Dallas to date. Original fixtures and all, this building is an absolute gem from top to bottom. I'll continue documenting this wonderful structure in the days to come.

http://farm4.static.flickr.com/3225/2338738287_c6a91b3a22.jpg (http://www.flickr.com/photos/ninjatune/2338738287/)

[DTDdreamer]

WOW, the old freight elevator never looked so cool! Can't wait to see what you do with the rest of the building especially the boiler room... my favorite creepy spot in the whole place.

[DTDdreamer]

Last night, 4/17, we had our pre-construction kick off party. We had a great time and appreciate all those who came. It was a special honor to have John Crawford, Pres. & OEC of Downtown Dallas and Larry Hamilton, rehab king, in attendance. Its great to have the support of such notable Dallas figures. Check my site at www.800jackson.com to see photos. Also be looking for another video update coming soon... we are very close to completing the first window on the west side. This is rather monumental as there hasn't been a western view from our building in over 65 years! I definitely want to video archive this important moment in the story of this building!

[Justin Terveen]

I need to get back over there posthaste....

[Ersatz]

Hey Ninjatune,

Your messages are full and you cannot accept any more till you clean em out. You have a email address that someone could get a hold of you?

[Justin Terveen]

Hey Ninjatune,

Your messages are full and you cannot accept any more till you clean em out. You have a email address that someone could get a hold of you?

Sorry about that, Ersatz... I totally missed your post...

If you're still needing to make contact, please feel free to email (theurbanfabric@gmail.com) me.

--------------------------------------------------

Window detail from afar.

http://farm4.static.flickr.com/3003/3047288545_338055c628.jpg (http://www.flickr.com/photos/ninjatune/3047288545/)

[DTDdreamer]

Great shot Ninja!

Just to update everybody... Once we got our commitment from Southwest Securities it took MUCH longer to actually close on the loan than I would have EVER imagined! None the less we prevailed and finally closed on 10/21. It was an exciting day and after a year and a half of planning we we were finally able to start lining up our work crews and vendors.

The first crew to get going is the window crew. As evidencied by Ninjas picture above we explored a number of different options prior to funding which resulted in the hodge-podge look of the fifth floor northern facade. Once we got funded we started right away with the windows on the west side and will continue on to the smaller windows on the south side, then back to the north side to correctly finish those windows. If the current momentum continues I am hopefull we can have the 5th floor windows completely restored by early January.

[tamtagon]

^sweet

Will the rennovated building still be used like this:


Wednesday, February 20, 2008
By STEVE BROWN / The Dallas Morning News
stevebrown@dallasnews.com
http://www.dallasnews.com/sharedcontent/dws/dn/latestnews/stories/022108dnbusoffice.107c498f.html
...Unlike most recently downtown redos, this restoration project won’t covert the old building into apartments. “It just doesn’t work for residential,” Mr. Davis said. “It’s not big enough and there is not parking.” Instead, the owners plan to market the property to businesses that want unique commercial and office space.

...Mr. Davis said that after the renovation the first floor of the building will be used for retail and commercial space. The family is also planning to keep a smaller furniture showroom in the building.

Being so close to the convention center & proposed hotel and the Trinity River Overlook, a souvineer shop might make sense one day....

[DTDdreamer]

Yes. The ground floor will be a new multi use/showroom concept for Office Equipment Company as well as the building common areas. The upper floors will be commercial office space (see Landmark Center) and lately there has been talk of a Restaurant/ Bar in the basement!

I will be meeting next week with the design firm to begin the programing phase of the first floor common areas and to explore how my space will tie into the common areas etc. I am really excited to get this phase started!

[SDORN]

well I need visit the building myself. I will be in touch after thanksgiving

[Justin Terveen]

Large (http://farm4.static.flickr.com/3050/3049064553_8b20cd5fcc_o.jpg)

http://farm4.static.flickr.com/3050/3049064553_b065726b0e_b.jpg (http://www.flickr.com/photos/ninjatune/3049064553/)

[ancientshoes]

We're hoping to land a restaurant on our first floor. I would prefer an independent but credit is sometimes a concern so we'll probably chase a franchise/chain. We also need something deli oriented since I don;t want to deal with the ventilation and grease traps that go along kitchens. Considering our location what would you like to see in the space? Jason's Deli pops in my mind... what else?

Ugh, no more delis, please...downtown is already overrun with them and alot of people like me don't care for them. There has got to be something else besides a deli you can look for. A Chinese place maybe?

[DTDdreamer]

Actually the ground floor eatery idea is off the radar completely.

[DTDdreamer]

Today we are excited about reaching the first of many milestones!!! The first two fully restored windows on the west side of the 5th floor will be installed today. Photo updates will posted on www.800jackson.com

[SDORN]

very cool

[CityLove]

For a friend
http://img697.imageshack.us/img697/987/img4290.th.jpg (http://img697.imageshack.us/i/img4290.jpg/)