The renovation to the “Main-Street” facilities at the Little Sister’s of the Poor – St. Martin’s Home campus required that CAM 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.
Historic restoration and an adaptive re-use project of a registered Historic property. This late nineteenth century Beaux Artes Mansion was designed by Baldwin & Pennington and was built by John Stack & Sons. Originally a twenty-eight room residence that was later turned into a school for handicapped children, CAM returned it 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 and the design and installation of the home’s first air conditioning system – 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..
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 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 will utilize various state and federal tax credit programs.
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 which had occupied the building.
Pastor Wortherly contacted CAM Construction with whom he had worked at Morgan State University to work with him and his congregation 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, 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 challenging is the fact 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, 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.
Throughout CAM’s 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, 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 8 dimming zones to provide multiple configurations for the various services. The high ceiling at the perimeter of the chapel has been constructed as a drywall cove which is 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 draws 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 was 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 was the light level and the comfort of worshipers by 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. Also installed was an elevator within the modified existing shaft, new windows on both floors, and 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.
The project involved the transformation of a historic 1970 Baltimore City High School building into a state of the art facility for culinary training. Connected to a historic, though unused school building, this project located in Little Italy at the corner of Pratt Street and Central Avenue, not only adds 32,500 net square feet to the College’s current laboratory floor space, but also allows students use of the most cutting edge equipment available.
The CM at Risk design/build delivery method was utilized to meet a very tight budget and an aggressive 11 month design and construction schedule. The entire renovation was completed at a cost of just $85 per square foot.
The exterior received upgrades including a new window system consisting of thermally broken aluminum framing and insulated glazing, new exterior doors and frames, and an elevator addition at the link to the historic building outside both existing buildings allowing access to the newly renovated three story structure. Site work included the addition of a recreation courtyard highlighting brick pavers which define the urban kitchen garden, its foundation and leisure picnic area.
Interior improvements include the transformation of a portion of the basement parking garage to classrooms and offices for the Shipping/Receiving curriculum.
Extensive foundation modifications were employed to facilitate new access into the elevator and other common areas.
In total the project created eight new culinary laboratories, a student dining facility, a greenhouse, administrative offices, executive chef offices and a student athletic area/ auditorium. The entire mechanical and electrical systems were replaced to provide for the high demands of the new culinary labs and state of the art kitchen facilities.
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 was 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 CM at Risk 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 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 was renovated individually and 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 un-used first floor auditorium was converted into usable office and conference space. Complex cabinetry and millwork create an outstanding executive and board room area. All work was completed without disruption or loss of work time for the IWIF employees.
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 all 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 batheries on each floor were completely renovated with custom made, and 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. Multiple phases, day room relocations and the challenge of a schedule was slowed so as not to engender anxiety among the residents was ably handled by CAM forces.
Of a particular challenge was the fact that the originally contracted design team defaulted as the project began; making CAM truly the 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 entertaining or respite.
CAM was employed as the CM at Risk to convert a portion of the Seton Keough High School into the new Holy Angels Catholic School, for this fast track project to accommodate the relocated pre-school, kindergarten or elementary school children. CAM committed to and met their commitment to meeting the very stringent deadline of less than two months for opening the new school
While few exterior modifications were required, the entire new school needed to be separated from the high school’s interior, complete with fire separations and fire alarm upgrades throughout. Asbestos needed to be abated, classrooms and restrooms needed to be created or modified and new restrooms were added to meet the needs of the new elementary and pre-school students.
The seven existing “gang” restrooms were completely gutted and reconstructed with all new fixtures, partitions and accessories, and ceramic tile floors installed. The administrative area for the high school needed a facelift and a portion of the former convent was also renovated for use as office space.
New administrative offices were constructed to accommodate the Holy Angels Catholic School staff and a new Health Suite was constructed to serve both schools. CAM renovated two existing classrooms for use as a Computer Lab and Library, also adding air conditioning to the space, and several of the existing rooms were converted for use as Pre-K and K classrooms. All new IT cabling and systems were installed throughout the school and fire separations at both the corridors and all staircases were constructed to meet new fire code regulations. Additional fire alarm work needed to receive a certificate of occupancy was added to the scope during the course of the renovation. Not atypical of most renovation projects, CAM was charged with adding work to that which had been designed – an increase of more than 40% if the cost of the original project in added scope or work necessary due to the discovery of unforeseen conditions – all without the ability to add time to an already foreshortened schedule. For example, previously unforeseen asbestos containing materials were abated under full containment regulations as an addition to CAM’s scope of work.
The existing school structure now has two separate and secure entries – one for each of the schools – distinctly different classrooms, administrative areas, restrooms and the like, and is able to share the auditorium and athletic facilities without interrupting the curriculum of either of the schools.
Even though the teaching ends in June each year, a school remains occupied throughout the summer break and CAM was able to complete their work throughout all three floors of the building without adversely impacting the school’s summer schedule. CAM’s commitment to “doing what it takes” to meet a schedule was once again repeated when the staff and students returned on time to the newly renovated schools.