Pontiac Mills Apartments

 

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.

LSOP Mainstreet Renovation

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.

 

 

The Ridge – Former Abell School

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..

Rombro Loft Condominiums

Converting a historic, six story, inner city office building into seventeen condominium apartment units presents many challenges; particularly when the first floor of such a structure remains occupied as a functioning dialysis clinic throughout construction.

When the building was once home to the Baltimore Office of the Bureau of Tobacco and Firearms, complete with lightweight concrete floor topping, surveillance equipment and reinforced drywall partitions the task becomes even more challenging.

CAM Construction was employed as the construction manager at risk for the project and aided in keeping the tight budget controlled, constructed many of the units with loft areas, high level finishes and appliances.

Storefront windows were replaced to provide operable window units with appropriate profiles and the common areas were all completed without interruption to the ongoing work of the clinic. The award winning building provides affordable housing to Baltimore residents and is another outstanding effort for the West Side Redevelopment of the city.

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 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.

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.

St. Louis Church Residence

St. Louis Parish Residence involved the new construction of a 5,700 square foot rectory.  The exterior is highlighted by a brick façade enhanced throughout the application of a special white wash coating. The white washed brick is adorned through the use of “Royal Building’s” board & batten vinyl siding applied vertically, and horizontally.

In addition to the exterior façade, the residence features include copper roofs, wood columns,  and custom dormers. The windows used in the residence were Aluminum clad wood windows with high performance low E glass utilizing simulated divided light.

The house is bordered by exquisite stone walkways and patios as well as  “Timber-tech decking”.

Our Daily Bread Employment Center

CAM Construction was selected as the construction manager to complete the construction of the important new 52,000 square foot, three story structure near Baltimore’s prison. The building was designed by CSD Architects as the new home of four of Catholic Charities important programs and will assist Baltimore’s challenged residents in becoming self-reliant through employment. This brick, decorative block and cast stone structure includes the Our Daily Bread soup kitchen, dining room, storage areas, classrooms, large and small conference rooms, phone/privacy room, dormitories and residential apartments for up to 60 men.

Outdoor amenities include open space areas, a basketball court and a garden which enhances its urban setting. As a testimony to the importance of the project, the September 2005 groundbreaking ceremonies brought together the Governor, Cardinal William H. Keeler, directors and trustees for Catholic Charities and three of the four living Mayors of the City of Baltimore.

The Our Daily Bread soup kitchen annually serves nearly 250,000 hot meals to an average of 683 guests. Opened in 1981, and now relocated to the Fallsway corridor, Our Daily bread is able to provide food for more guests than ever before. The Christopher Place Employment Academy, which occupies the third floor of the new structure, provides an intense 18 month residential job-readiness, education, job placement, addiction recovery program and follow-up services. Complementing the Christopher Place program is the St. Jude’s Employment Center which affords walk in aid to those seeking job readiness skills and employment referrals as unskilled or low-skilled workers.

The Samaritan center, also located in the new structure, is a joint emergency services program between Catholic Charities and the St. Vincent de Paul Society which annually assists City residents with eviction prevention support, utility assistance, traveler’s aid, as well as referrals for health providers, addition recovery and housing services.

The Our Daily Bread Employment Center was funded by Amazing Grace: the Campaign for Catholic Charities and received both State as well as City funds. The construction contract required MBE participation, most unusual for a private project, and CAM ably met the MBE goal requested of them.

Construction proved challenging when an unexpected and large building foundation was found below the surface of the site. Extensive excavation of up to 20’ in depth, during one of the rainiest season in City history, was required to complete this project.

Celie’s Waterfront Inn – 1712 Thames Street

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 which 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.