The Lofts at Stehli Silk Mill
Originally built in 1897, the 11-acre Mill complex comprises six (6) distinct buildings that employed 2,100 female textile workers at its peak, and it is now listed on the National Register of Historic Places. Most of the structures are three stories tall, with the main structure (bordering Martha Ave.) spanning over 900 linear feet, making it the longest building east of the Mississippi when it was constructed. The exterior elevation is characterized by a strong series of brick piers that correlate with the close beam and column spacing (7’0”OC), which produces a 300 lbs/sqft floor load capacity. Tall (9’0”) windows accentuate the façade and are woven between the piers to provide maximum ambient light, as was customary with factories of
that era.
CAM is in the process of converting this mill into 165 loft-style apartments, consisting primarily of one-bedroom units with a mix of two-bedroom units and studios, with occupancy scheduled for January 2024. Additionally, a resident clubhouse/common area is planned for the old women’s cafeteria, which is a single-story structure with a clerestory and exposed steel truss roof framing system. Ancillary structures related to the former boiler plant will be utilized to provide amenities such as a fitness center and brew pub open to the public, as well as leasable space for some smaller retail/office users. The interiors will have a combination of restored materials (ie: wood flooring) and brush blasted exposed brick walls and beams, as well as all new partitioning throughout. All new electrical service, and HVAC systems will be implemented, along with necessary low voltage systems. We take a minimalist approach to our design to allow as much of the original building features to show through. There are 1,400+ windows of all shapes, sizes & styles that CAM is replacing according to NPS guidelines.
The Lofts at Pontiac Mills
The Rhody Award-Winning Pontiac Mills Development is the adaptive reuse of more than 20 separate, historic, textile mill buildings into a mixed-use complex comprised of both office/retail and residential rental apartments. You can view a before/after video of the development at the link below.
https://www.preserveri.org/2021-award-videos
This historic textile mill complex was the original producer for Fruit of the Loom brand of cloth. Approximately 135 apartments and 50,000 SF of office/retail space will be developed within the existing mill complex, along the banks of the Pawtuxet River in Warwick, Rhode Island.
Work on the development began in 2016 and will encompass the renovation of approximately 200,000 SF, with first occupancy in 2018 and all phases completed by 2019/2020. The estimated cost for the entire project is $35,000,000.00. The project has been approved as an historic structure/complex from both the State of Rhode Island and the National Park Service. Pontiac Mills, originally built in 1863, has been declared a Nationally Registered Historic District, and it will utilize various state and federal tax credit programs.
LSOP Mainstreet Renovation
The renovation to the “Main-Street” facilities at the Little Sister’s of the Poor – St. Martin’s Home campus required CAM to raise the existing roof structure within the middle of an occupied facility, and provide a new library, salon, community store, coffee shop, formal dining facility, and common areas. In addition, our team renovated all main corridors within the facility and completed a full mechanical and electrical system extension and upgrade.
In similar nature to the previous phases, the building remained occupied and fully functional throughout the project.
The Ridge at Ruxton – Subdivision & Private Residence
Historic restoration and an adaptive re-use project of a registered Historic property, were the focal points of The Ridge. This late nineteenth century Beaux Artes Mansion was designed by Baldwin & Pennington and was built by John Stack & Sons. Originally a 28-room residence that was later turned into a school for handicapped children, CAM returned The Ridge to a private residence and won numerous awards for our efforts.
This project required removal of lead-based paint and asbestos, installation of a heating system, and the design and installation of the home’s first air conditioning system, which were installed with no disruption to the historic interior fabric of the home. The project also included restoration of the plaster walls, ceilings, and crown moldings, restoration of the interior shutters, and a complete restoration of a two-story tower, replete with brick, terra-cotta, metal cornices, lead coated copper, slate roofing, etc.
Pontiac Mills Commercial Space
The Pontiac Mills Development is the adaptive reuse of more than 20 separate historic textile mill buildings into a mixed-use complex comprised of both office/retail and residential rental apartments. This historic textile mill complex was the original producer for Fruit of the Loom textile and garments.
Approximately 135 apartments and 50,000 SF of office/retail space will be developed within the existing mill complex along the banks of the Pawtuxet River in Warwick, Rhode Island.
Work on the development began in 2016 and will encompass the renovation of approximately 200,000 SF, with first occupancy in 2018 and all phases completed by 2019/2020. The estimated cost for the entire project is $35,000,000.00. The project has been approved as an historic structure/complex from both the State of Rhode Island and the National Park Service. Pontiac Mills, originally built in 1863, has been declared a Nationally Registered Historic District, and will utilize various state and federal tax credit programs.
All Saints Evangelical Lutheran Church
Nearing his retirement as Head of Procurement for Morgan State University, Churchill Wortherly became the Pastor of All Saints Lutheran Church in 2009. A fire, originally thought to be arson but later determined to be electrical failure, severely damaged his Church and virtually destroyed the lower level offices, social hall, kitchen, restrooms, and classrooms on the lower level of the building. The sanctuary, offices, and classrooms above suffered damage from both the fire and the firemen as they put out the blaze. What was not burned was either broken or suffered smoke damage, precluding both worship and the pre-school that the building facilitated.
Pastor Wortherly contacted CAM Construction with whom he and his congregation had worked at Morgan State University to restore the Church building and aid them in receiving the appropriate funds from their insurance company. CAM developed the scope of work needed for the restoration, provided pricing for each portion of the project on an individual basis, and then worked directly with the Church and their insurance company to ensure that the Church could maximize the replacement value from their policy.
The lower level social hall, which was most severely damaged by the fire, had both lead paint and vinyl asbestos tile flooring, which needed to be remediated; the heat had severely damaged the walls and ceiling, and the kitchen was a total loss. The windows in the sanctuary had been broken out, the narthex received smoke damage, the handicap lift had been destroyed, and the ceilings and insulation throughout the complex had been contaminated by smoke.
With a very limited budget, CAM was able to completely restore the lower level, restore the wall and floor finishes at the sanctuary, provide new windows at the sanctuary, install a new elevator, provide new finishes for all of the classrooms and offices, and not only restore all the restrooms but bring them into compliance with current ADA standards. Through the efforts of CAM and Pastor Wortherly, all insurance funds were used judiciously. Also a challenge was that the Church remained operational throughout the restoration and the replacement of the electrical service.
Very sadly, Pastor Wortherly succumbed to an illness and did not live to serve his congregation in their newly restored home; his loss added to the challenge of the project because of his personal involvement in the design and construction and his relationship with the insurance provider. However, CAM was able to complete the project on time and within the small budget available to them.
It was Pastor Wortherly’s dream that the restored Church be “better than ever before”, and no one doubts that he is smiling down from Heaven now that the project is complete.
LSOP St. Martin’s Chapel & Postulate Renovations
Throughout CAM’s history with the Little Sisters of the Poor at St. Martin’s Home, multiple, individual, design/build projects have been constructed within the home. One project included the completion of the design/build renovations to the Chapel, its gathering and parlor areas, and the Convent and Postulant residences.
It is important to note that all electrical, plumbing, HVAC, and fire protection work was completed and added to the existing operating systems within the home.
As with the entire project, chapel renovations included full hazardous materials abatement, removal of all but two walls within the chapel space, replacement of the existing glass panels with new handmade art glass, replacing the entry doors, and a new level five finish barrel vault ceiling was added. All of the electrical and HVAC equipment is housed above the ceiling. Lighting is provided by 46 pendant lights, high-hat perimeter, and accent lighting. The lighting system has eight dimming zones to provide multiple configurations for the various services. The high ceiling at the perimeter of the chapel was constructed as a drywall cove that was sprayed with an acoustic treatment.
The newly constructed altar platform, with its ramped entry, consistent with the remainder of the chapel, is finished with specially selected 16”x 32” stone tile flooring. At the altar area, hand-finished plaster accent walls draw the eye to the stone-clad wall behind the crucifix. Niches for artwork and side adorations were constructed, and the arched drywall openings on either side of the altar area lead to the sacristies and celebrant’s restroom. Included in the Chapel renovation project were the renovations to the gathering/parlor area and work to the offices adjacent to the gathering area.
Two of the many unique challenges of the project included ensuring sound attenuation for the air handling units located directly behind the altar as well as matching the marble of the liturgical furnishings, which were removed, protected, and re-installed. The marble was finally matched by using reclaimed and re-cut materials specially fabricated for this project.
Similarly critical to the Sisters were the light level and the comfort of worshipers via the spacing of the pews. These decisions were finalized only after visiting and documenting finished spaces in three similar chapels.
The Postulant and Convent area renovations included a total gut, hazmat abatement, and total systems replacement. Major structural modifications to the roof allowed for a new clerestory on the second floor; new shingle and flat roofs were constructed as well. An elevator was installed within the modified existing shaft, and new windows were also installed on both floors. Further additions include construction of the bedrooms and bathrooms for the Sisters and Postulants, a library, exercise room, laundry, refectory, pantry, offices, archival storage, and a devotional chapel within the Convent. The simple yet detailed finishes provide the Sisters and their guests with a welcome place of respite from the round-the-clock duties serving the elderly residents.
As with each of the previous projects on this site, CAM’s work had to be scheduled so as not to interfere with the ongoing activities of the home, and to minimize disruption to the population, staff, and the Sisters themselves.
Injured Workers Insurance Fund – Headquarters
Executives and employees at the six-story, 80,000 square foot facility had several problems. There was a severe shortage of parking spaces for their employees and guests, the interior elevators were older and deliveries needed to be brought through the lobby, the finishes and office furniture were outdated, and most importantly, the HVAC system did not work properly. Specifically, the office areas above the parking garage were so cold in the winter that no one could work in the area.
IWIF employed CAM as a CMaR to aid them in resolving these issues, hiring a design firm and completing the construction within their occupied offices. A new 165-space parking lot was constructed adjacent the building, complete with decorative fencing, retaining walls and a remodeled entryway into the building. The new elevator was construed within a building addition that provides access for both employees and deliveries to each of the floors. The HVAC problem was alleviated by a newly designed system and was installed while the building was being renovated.
The ultimate challenge to this project was that the building remained occupied throughout construction. The lobby and each floor were renovated individually, employees relocated, office furniture deliveries were coordinated to meet the floor by floor renovation, cut-throughs were made to the floors for the elevator access, and the unused first floor auditorium was converted into usable office and conference space. Complex cabinetry and millwork create an outstanding executive and boardroom area. All work was completed without disruption or loss of work time for the IWIF employees.
St Elizabeth Rehabilitation & Nursing Center
Renovating the public areas of an occupied building is always challenging, but doing so throughout a multi-story structure occupied by the elderly and their caretakers is particularly so. Virtually every finish material for the renovation was either custom made for the project or purchased from vendors throughout the United States and Europe. The design intent for the renovations was that newly installed entryways into the resident rooms, hallways, and common areas would resemble their former homes and to create “neighborhoods” where the elders reside in a “person first” environment. Seven different pediment entries were all custom fabricated and received a different painted finish to create the appearance of a “neighborhood”. Work was completed to the resident entries and corridors without need for a single resident relocation. Each of the corridors was completely renovated with new wall coverings, new drywall bulkheads, and custom-designed residential-style lighting.
The existing nurses’ stations were converted to gathering areas, and custom built-in charting/med stations were relocated to newly created recesses within the corridors. CAM’s forces completely renovated the two day rooms on each floor, leaving one operational while the other was under construction. Warming kitchens were renovated and a new scullery to serve the kitchens constructed without interrupting meal service. Four bathing facilities on each floor were completely renovated with custom made, onsite cut, European ceramic tile, residential style lighting, towel warmers, and new bathing equipment
Elevator lobbies and common areas throughout the resident floors, as well as the main lobby, with its connecting hallways, were renovated without interruption to the daily activities of the facility. Work was conducted in multiple phases, day rooms were relocated, and the challenge of a schedule was slowed so as not to engender anxiety among the residents; all of these tasks were ably handled by CAM forces.
One particular challenge was the fact that the originally contracted design team defaulted as the project began, making CAM the de facto design/builder for the project.
The second part of CAM’s contract included the construction of the new outdoor pavilion directly adjacent the roadway leading to St Elizabeth’s main entry, which is used for parties and entertainment for the residents and their families. This new custom-built structure provides a sheltered area for entertainment and respite.
