1820 Lancaster Street – Union Box Co. Building
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, three-story, 16,000-square foot brick warehouse. The other buildings are a two-story, steel-framed building, a two-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 five-story and three-story elevator shaft were installed within the existing footprint of the building. The project also added three stair towers, two of which were steel, and one was a concrete scissor stair.
As a part of the redevelopment, CAM constructed a three-story, light gauge addition between two irregularly shaped brick walls to integrate the structures. The project added another three-story addition that provides space for 10 luxury apartments atop the existing two-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 and provide 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.
How-Nor Office Building
Work included design, interior demolition, complete renovation, and tenant fit-up of an existing, 53,000-square foot, three-story masonry structure. The project was accomplished by a “fast track” method of construction over a 90-day period to accommodate the State agency’s requirements.
Located at the very busy intersection of North Avenue and Howard Street, removal of debris and delivery of new materials presented challenges for this renovation project. Constructed in the early 20th century, this landmark building includes both masonry details and historic windows typical of the period
CAM was both construction manager as well as developer for this important adaptive re-use project.
BCPS Board of Education HQ
Partial demolition, reconstruction and total renovation of a four-story, 300,000 square foot historically significant, former Baltimore Polytechnic Institute masonry structure for new administrative offices for the Baltimore City Public School System. The project was fully funded by CAM Construction Company under a Lease Agreement and in accordance with the terms of the Purchase Agreement, returned to the City of Baltimore after completion. The center of the building was demolished and reconstructed, a new plaza entry was completed and all existing historic masonry was totally restored making it difficult to distinguish the original home to Baltimore’s engineering students from the new infill addition.
1712 Thames Street – Celie’s Waterfront Inn
Celie’s Waterfront Inn on Thames Street project consisted of the renovation of a row home in the historic district of Fells Point, which, at the start of construction, was in a total state of disrepair.
The plans called for the total gutting of the interior of the house. A new stair was constructed to provide access to the second and third floor suites and access to the new roof terrace. Entry to this stair is provided by a separate, gated entrance on the side of the building.
The second floor suite is 1,200 square feet, with two bedrooms, living room, kitchen, and bath. The third floor suite is 800 square feet, with one bedroom, living room, kitchen, and bath. Both of these suites are accented with exposed brick walls that required major re-pointing. The roof terrace was constructed using wood decking surrounded by a wrought iron railing.
The ground floor contains retail space with an exposed brick wall, and the exterior façade was restored to reveal a store front that differentiates it from other structures in the area. At the rear of the retail space is a terrace secured by the construction of a privacy wall and brick pavers to provide an inviting patio.
This unique project transformed a building with limited use to a modern retail and residential structure.
Highlandtown Elementary School
At first thought, renovating a 24,000 sq. ft. building and adding a 50,000 sq. ft., three story, masonry bearing addition to an unoccupied school would not appear to be challenging to a firm which had constructed more than 70 other schools. However that changed, with the acceptance of an alternate to reduce the aggressive 18 month project schedule to 12 months – with a caveat that all work must be completed on time regardless of unforeseen conditions.
While gutting the structure of its existing finishes and equipment, it was found that the concrete topping installed under the wood floors was unstable in areas; roofing tar had bled through structural cracks in the concrete roof, a roof parapet wall was found to be unsound; deteriorated plaster on the exterior walls was judged to contain mold or provide an environment for its future growth; unidentified lead paint was present on the window sills, panels and trim; a City water line leak caused the lower level to flood and created a cave-in under an embankment where the foundation for the boiler room areaway was to be built; and the scheduled main switchgear location did not meet code only after installation of the equipment which then needed to be relocated.
Among the many unanticipated challenges was the instance where, after the new interior masonry walls were completed, the School system realized that several additional drinking fountains were required outside the gym; necessitating cutting of the concrete floors and newly completed walls to install plumbing for these fountains.
The interior first level courtyard is filled with a stone base and shredded rubber mulch to create a safe play yard for the children. These materials needed to be shot into place after all of the surrounding walls had been constructed.
This important brick masonry building could not be re-constructed for a reasonable cost in today’s economy and the design of the new addition so closely matches the brick work of the historic structure that the casual observer is challenged to ascertain where the existing structure ends and the new addition begins. Despite the magnitude of unforeseen conditions, its location directly adjacent an occupied community center, and the quantity and complexity of delays, the school was finished on time for the beginning of the school year.
Lancaster Square Apartments
Glenmount Middle School
Project included a complete renovation of the existing 55,000 square feet school and construction of a 15,000 square foot addition to this historic building, originally constructed in 1929 and included in the National Historic Registry.
Interior renovations included new mechanical and electrical systems as well as the addition of several new classrooms, labs and support facilities. The renovation also included installation of a state of the art CAT 5 fiber optics computer data & TV network.
Great care was taken on the exterior renovations to preserve the details of this classic building. The signature cupola was removed and completely refurbished prior to its re-installation. The addition was designed to complement the historic building and provide an additional 15,000 square feet of academic space.
Site renovations involved the construction of new parking lots, installation of new landscaping and playground construction.
Roland Park Elementary/Middle School
This project included the complete renovation and major additions to the historic 1925 public school building. Great care was taken in the planning and construction of this 125,000 square foot project in that it was continuously occupied throughout the renovation.
Extensive use of temporary barriers and pedestrian flow controls were required. A large amount of hazardous material abatement was included in the contract.
Also included was a complete floor by floor finish and equipment modifications and complete mechanical and electrical system replacement and upgrades
Dpt. of Public Works – Park Terminal Maintenance Facility
Converting the 1899, 70,000-square foot, former street car barn in to the Baltimore City Utility Maintenance Division Headquarters presented many challenges. All interior concrete framing and roof structure were removed, leaving only the historic brick exterior walls. The existing streetcar maintenance tunnels were in-filled with concrete, at a depth of 10 feet, to create the new structural footings.
The historic brick walls were braced until the new wide-bay structural steel system was erected and the joists installed to carry the new flat metal roofing panels. These 108-foot-long roof panels were delivered to the tightly congested site at the corner of Fulton Ave and Druid Park Dr; two cranes were required to erect each panel. The existing stair towers were extensively reworked, and a large amount of masonry restoration and lead paint abatement work were completed while the building remained fully occupied. Two stone belt cornices, stone parapets, accents, and sills were fully restored to compliment the restored brick masonry walls.
There were many challenges associated with working in an occupied urban environment. This project included complete restroom/locker room renovations and installation of new mechanical systems using air handlers, steam unit heaters, steam lines, and forced sanitary piping.
Electrical work included renovation or replacement of the power distribution systems, security and fire systems, public address systems, and new light fixtures, switches, and receptacles.
An extensive, elaborate shelving system, remotely and manually controlled overhead doors, dock levelers, and window restoration also were installed. Work was completed ahead of schedule, without interruption to the Division’s operations.
