LSOP St. Martin’s Home Phases 1-3

In early summer 2007, CAM was retained by the Little Sisters of the Poor as a Construction and Design Advisor for the construction of their new 180,000-200,000 square foot Provincial Home, one of only three in the US, serving the needs of the 80 residents, 20 Sisters and the needs of the entire Eastern Province for the order.

Originally accepting the role as owner’s expert construction advisor, CAM would have been precluded from constructing the facility. Throughout more than eighteen months of regularly scheduled design and planning meetings, CAM was an integral part of all discussions regarding programming, materials selections, budgets, cost analysis, parallel estimates and value engineering. At CAM’s urging and advice, environmentally conscious materials and green building techniques were incorporated into the plans and program for the new structure. Plans for the new structure were halted at 100% design development drawings and the Little Sisters of the Poor elected to renovate their existing occupied facility – hiring CAM as the Design/Build Construction Manager at Risk for the project. This faith based home has required extensive pre-construction work to allow it to proceed to final design and construction – all completed at the originally quoted price. Multiple phases of construction have been added as contributions are received to allow the project to proceed.

CAM aided the Sisters in preparation of an RFP for design services and selection of the team to complete this multi-year, multi-phased project. Providing for independent and assisted living needs, as well as those requiring skilled nursing care, with a convent for the Sisters themselves, while constantly evaluating cost and durability, has proven to be a challenge to which CAM rose quickly.

The 200,000 sq. ft. renovation project is planned for at least five phases, three of which are completed; including the complete design, the chiller replacement and most currently the renovation of four “cottages” totaling 56,000 sq. ft. as well as the renovations to 22,000 sq. ft. of the lower level’s laundry wing, boiler wing, corridors and cottage mechanical rooms.

Phase IV work will renovate the large chapel, the convent, and the Postulate. Future plans include renovations to major administrative areas, creation of a new Main Street and the balance of the lower level.

Like many faith-based retirement communities, St. Martin’s Home includes a chapel, an auditorium, dining rooms, a commercial kitchen and laundry, administrative areas – in this case quite extensive, a medical suite, offices for Social Services and physical therapy, a publication office, and a planned “Main Street” area which contains resident amenities such as a game room, beauty salon and gift shop. Construction costs for the complete renovation project are estimated at approximately $25 million.

Police & Automotive Shop Facility

CAM was selected in a Design/Build proposal with a guaranteed max price to develop and construct the 46,000 square foot Administrative and Automotive Shops facility. The two story administrative area houses 21,150 square feet for the Maryland Transportation Authority including an exercise room, Holding Cells, and administrative support areas. The 13,300 square foot Shops facility includes a Vehicle Lube System, Vehicle Lifts, Wash Bays, and an Overhead Crane.

By modifying the limited structural design in the RFP, CAM was able to afford the owner more usable floor area as well as more headroom with the new continuous spread footing and wall bearing structural system. Our structural analysis revealed a lack of structural flexibility, so we deleted perimeter columns and beams to alleviate the stress and improve interior space.

Due to the fast track nature of the contract the re-designed footings were completed during the design phase of the project and the steel fabrication proceeded to maintain the tight completion schedule. Numerous finish enhancements were also added to the project during design. No additional costs were added to the contract as a result of these changes.

In addition, CAM moved the entire Bay Bridge surveillance and communication system from one building to the new Police and Automotive Facility. Control room consisted of running new fiber optics, data lines, video communications, monitoring, and the state police “MILES” system. Transition was completed flawlessly without any interruption of use

Union Box Company / Lancaster Square

CAM Construction provided construction management and design/build services to Mason Dixon Capital Management for Lancaster Square in Fells Point. Savings of over 5% were achieved by utilizing the Construction Management Guaranteed Maximum Price delivery method. CAM utilized a value engineering process that permitted the project to proceed on a fast track basis to meet the developer’s needs.

The Lancaster Square renovation consisted of a group of five separate structures originally built in the 1880s, and varying significantly in construction materials and floor plate elevations. The main building, The Union Box Co., is a timber framed 3-story 16,000 square foot brick warehouse. The other buildings are a 2 story steel framed building, a 2 story steel and wood framed building, and a 3 story brick townhouse.

Among the main challenges to this project was integration of the five structures into a single cohesive development while completely renovating the existing structures. The project called for major restoration including extensive masonry cleaning and re-pointing as well as cleaning and sealing the wood beams. The integration of the five structures unified 12 different roof elevations all of which were re-roofed and to which several large wood decks were added. Approximately 120 historic windows were replaced as part of the renovation.

Both a new 5 story and 3 story elevator shaft were installed within the existing footprint of the building. The project also added 3 stair towers, two of which were steel and one was a concrete scissor stair.

As a part of the redevelopment CAM constructed a 3 story light gauge addition between two irregularly shaped brick walls to integrate the structures. The project added another three-story addition providing ten luxury apartments atop the existing 2 story structure.

At the main entrance a railroad motif with asphalt brick pavers, solid maple ties and stainless steel tracks lead visitors and residents from Lancaster Street to inside the Union Box Co. building. Once inside the building glass walls seamlessly interface with the large wood timbers providing aisles and office space while maintaining the historical character of the building. The apartment entrance is accessed through a large teak door flanked by tubular steel frames with stainless steel rods and an illuminated barrel vault canopy awning. The teak door gate is electronically interlocked with a secondary all aluminum entrance at the other end of the courtyard providing security for the apartment residents.

TBC Headquarters at 900 S Wolfe Street

This three-story, 31,000 sq, ft., historically accurate, iron spot and glazed brick office building in Fells Point is home to Trahan Burden Charles (TBC), one of the largest advertising agencies on the East Coast. The design challenge was to provide a structure of this size, capable of being leased to multiple tenants, in keeping with the height and scale of the adjacent structures. The geometry of the site required that the building front on each of the three streets and provide as much natural light as was possible from the narrow ends of the building.

The resulting structure features intricate articulated brick facades and corbeling with incised granite accents at the exterior. Operable windows, exposed 2×8 wood plank decking, exposed composite wood/steel trusses, exposed spiral duct and interior brick walls, recycled wood flooring, glass block, rubber tile and carpeting create a modern interior belying the more traditional exterior construction.

Spaces constructed for TBC’s work include special audio visual areas, a dubbing/editing room for voice over work, film studio, arts department, first floor executive lounge, large client conference room and the computer server room with its separate Liebert HVAC unit.

The third floor clerestory provides natural light throughout the studio space and interior office partitions include fixed light accents to transmit natural lighting. Private balconies on the third floor are accessed from the conference room and executive office. Core areas for stairways and back of house spaces are located along the side walls to assure the fullest impact of the window walls. The 5’ grade differential between the two ends of the building is barely visible to all but the most educated observer.