Updated: A troubled Belltown apartment tower pulls the plug

The McGuire, plagued with structural problems, has told its tenants to move out and plans to demolish the 25-story building.

The McGuire Apartments, sheathed in scaffolding, with Carpenter's Hall in lower left.

Ronald Holden

The McGuire Apartments, sheathed in scaffolding, with Carpenter's Hall in lower left.

The apocalypse is nigh, according to Igor Keller's ironically titled blog, Hideous Belltown: The McGuire, a 9-year-old, 25-story, 272-unit apartment building at Second and Wall, will be torn down by the end of the year. Dismantled. Carted away like a tar-paper shack. All that scaffolding, all those repairs: for naught.

The first inkling came from CHS, the Capitol Hill Seattle blog, which reported on a "move" out of Belltown to 12th Avenue by The Local Vine, a wine bar at Second and Vine. The owners of Local Vine had often talked about cloning the concept in other neighborhoods, and had in fact scouted the 12th Avenue location for a second venture. But what's up?

The formal announcement came over the weekend from the building owner, Carpenter's Tower LLC, citing "extensive construction defects, which principally involve corrosion of post-tensioned cables and concrete material and reinforcement placement deficiencies."

UPDATE: Harbor Properties has just issued this clarification of its ancillary role in the project:

Harbor Properties had a Development Services Agreement with the building’s owner, Carpenters Tower, LLC, to serve as a development consultant, administer contracts and make recommendations to the owner’s manager, Kennedy Associates. Harbor Properties was not part of a joint venture partnership with the property’s owner. Nor was Harbor Properties involved in any ownership aspect of the property.

As a development consultant, Harbor Properties did not enter into construction and design contracts on the McGuire Apartments project, or make any ownership decisions. Harbor Properties is not party to the current suit or aware of details of that suit, and does not have a role in the ongoing work associated with the property. Harbor Properties is referring all questions to the owner’s manager, Kennedy Associates.

The structural problems stem from cables that are are corroding because they were not properly protected with corrosion-preventative paint, the grout used to seal the cable ends and anchors was not the specified non-shrink grout, and it was defectively installed. "As a result," the announcement from the building owner continues, "water leaked into these areas and caused the cable ends to rust, and then corrode." What's more, reinforcement in the building's exterior frame turns out to be defective, resulting in structural impairment and cracking of the building's concrete shell.

In other words, a nightmare. The problem is intractable, the owners have concluded, and they've decided to dismantle the building. "The McGuire is not in imminent danger of a structural failure," according to Brian Urback, a consultant hired by Carpenter's Tower. However, he acknowledges, "the experts have advised that the building be vacated by the end of 2010."

Seattle's Department of Planning and Development is not requiring immediate evacuation and Carpenter's Tower is providing an incentive package to help tenants relocate. "We recognize that this is a major inconvenience so we are trying to make it as easy as possible under difficult circumstances," according to the official statement. The landlord is providing "what we think are generous financial incentives if they move quickly. We are paying moving expenses. And we are having our building staff help them find new apartments."

Says one tenant, on the HideousBelltown blog, "All tenants are urged to move out, with staggered incentives if they leave before June 30. For instance, if you rent a 1-bed apartment and move out before May 15, they pay you $2,000 (for the 1-bed apartment) plus three times your monthly rent."

The Centennial Tower, an apartment complex just east of the McGuire, is already picking up some of the slack; their leasing office reports seven units rented already.

The McGuire isn't the first Belltown building with such "issues." Five years ago, Seattle Heights was similarly sheathed in scaffolding, with the added indignity of Tyvek swaddling, while work crews replaced every window and sliding door in the 28-story luxury condo. Lawsuits flew, insurance companies settled, and homeowners gritted their teeth and eventually paid large assessments to cover the shortfall. The problem stemmed from improperly installed and slowly rotting window insulation, a condition that appeared to spread like a measles outbreak across several Belltown highrises.

The McGuire — built as venture by the Carpenters Union as a showcase of "everyone wins" land use — seemed to suffer a series of unfortunate relapses. Now they're pulling the plug. And just how do you remove a 25-story concrete building in the middle of Seattle's most densely populated neighborhood? Very, very carefully.


About the Author

Seattle writer Ronald Holden blogs at Cornichon.org. He can be reached at editor@crosscut.com.

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Comments:

Posted Sun, Apr 11, 6:35 p.m. Inappropriate

WTF DPD? Did no one inspect this thing as it was being built? I thought catching these construction "mistakes" is why periodic inspections happen.

SeaRod

Posted Sun, Apr 11, 9:29 p.m. Inappropriate

Wow. Crazy. But talk about a perfect sign of the times.
And a cautionary tale for proponents of the new urbanism (which I'm all in favor of, to be sure, but this is what happens when theory meets very shoddy and bubble-driven modes of practice.)

Posted Mon, Apr 12, 7:48 a.m. Inappropriate

So, the obvious question not addressed by the article is, Was this building built by union workers?

dbreneman

Posted Mon, Apr 12, 8:45 a.m. Inappropriate

Holden writes it was "built as a joint venture between the Carpenters Union and Harbor Properties," so I can't imagine this was a non-union job.

Posted Mon, Apr 12, 9:31 a.m. Inappropriate

If it was a union job then this is troubling because one of the unions' often-cited raisons d'être is quality construction. There's an old saying that "unions make the worst employers" because they are frequently more parsimonious with their employees than the companies they criticize. It's not to their credit if they consciously cut corners here.

dbreneman

Posted Mon, Apr 12, 9:35 a.m. Inappropriate

Actually the real question is how many more poorly built buildings like this are lurking in our neighborhoods?

mikemc

Posted Mon, Apr 12, 9:55 a.m. Inappropriate

I reside in a Capitol Hill apartment building that was built in 1928. I can sleep well at night. This article really makes me wonder about the buildings going up in recent years--those that are supposedly built "to code" and according to "modern standards."

Posted Mon, Apr 12, 10:30 a.m. Inappropriate

Has anyone ever wondered whether that building should have been condemned and torn down because of ugliness?

Spike

Posted Mon, Apr 12, 11:23 a.m. Inappropriate

Something smells here!
Where were the special inspectors the building code requires? They should have been checking the details of the products used. Post-tensioned construction requires meticulous attention to detail. Who was checking the details?
The City of Settle building inspectors should have been checking the special inspector's work for accuracy against the approved plans.
The workers don't really have anything to say about what they install and they wouldn't know anyway. They just do what they're told.
The fault lies with supervision and inspection.
Since the building didn't collapse and no one was injured we probably won't ever know what the real story was.
Unless some enterprising reporter digs into it. hint. hint.

Larrys

Posted Mon, Apr 12, 12:19 p.m. Inappropriate

From the Seattle Times: "He said the city does not inspect structural components of large buildings directly, but instead relies on a private report from a third-party inspection firm selected by the contractor."

So, apparently this is an example of a government function being outsourced to the private sector (probably because they are so much more efficent). How's that working out for us?

SeaRod

Posted Mon, Apr 12, 12:31 p.m. Inappropriate

@mikemc: Chinese gypsum, anyone? http://seattletimes.nwsource.com/html/businesstechnology/2011550757_realdrywall11.html

Posted Mon, Apr 12, 12:40 p.m. Inappropriate

Private special inspectors are required for the kind of work that is the source of structural problems here. It would probably be too expensive for the city to keep such inspectors on staff, though perhaps they could be hired as consultants on an as needed basis rather than being hired directly by the owner. It sounds pike there should be a thorough investigation of the causes of this failure, and hopefully the inevitable lawsuits will lead to that. It's unlikely that union workers on the job site caused these problems, because as another commented noted, they just build buildings exactly as they're directed by their supervisors.

Posted Mon, Apr 12, 1:59 p.m. Inappropriate

The "private reports" would come the third party inspectors required by code.
Almost no city could afford to retain the inspectors required for all the various inspections on all the different types of building and construction that goes on in any large city.
But, they DO have the responsibility to make sure that the third party inspectors are doing their job properly. They do that by comparing the reports against the construction documents. Failing to do that is probably non-feasance in law. It would be irresponsible fotr Seattle to simply assume the job was fine simply because a third party inspector submitted a report.
Something STILL smells.

Larrys

Posted Mon, Apr 12, 4:42 p.m. Inappropriate

I wonder if their inspection was like some of the residential ones I have seen. The inspector walks in, says Hi to guys he obviously knows well, takes a quick peek and signs off.
Remember the black building across from the airport where no one remembered to connect the reinforcing rod in the building walls to same in the foundation? And the "meticulous inspection" didn't catch it. So it was a big concrete block sitting on the ground. Fortunately it got caught and fixed before an earthquake could have done something really interesting to it.
Too many "good-old-boy" networks are too entrenched in our society.

Posted Mon, Apr 12, 11:49 p.m. Inappropriate

Let me get this straight. The structural integrity of the building's weakest link is a special type of paint and grout. Are we looking at a skyline of new disposable buildings that might not last twenty years?

Posted Tue, Apr 13, 10:30 a.m. Inappropriate

As to Disclaimer's (above): "Let me get this straight. The structural integrity of the building's weakest link is a special type of paint and grout. Are we looking at a skyline of new disposable buildings that might not last twenty years?".

the paint and grout are not structural elements in themselves- but need to be protected so they remain effective in protecting the steel cables which are in tension under great stress. JG


Posted Wed, May 12, 7:51 a.m. Inappropriate

The appearance of non-shrink grout and standard grout are similar so it would have been hard for any inspector to notice that problem. The lack of paint should have been noticed by the structural engineer, contractor and the architect as well as the inspector.

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