STEHLI SILK MILL: BEAUTIFUL FRAMES FOR MILL 1
Adaptive re-use at its finest! We have hit the ground running since settling on our $25 million construction loan with Firstrust Bank just a few short months ago, back on March 8th. Our total investment in this 250,000 sqft mixed-use development will exceed $40 million. More big things to come in the South Central PA market. It has been amazing to watch the interior progress unfold at Stehli Silk Mill over the past 3 months in Lancaster, PA! CAM has nearly finished media blasting Mills #1-3, to safely abate 100 years of lead paint from the facility and expose the rich character of the original brick walls, wood columns, beams, and ceilings. We completed underground plumbing, sawcut, and pour back, and we are currently wrapping up the metal stud framing of #1 Mill. MEP rough-in has begun, and we will continue cranking from here!
BREAKING NEWS! AN EAST BALTIMORE LEGACY CONTINUES
CAM Construction is honored to have attended the Chick Webb Recreation Center Groundbreaking Ceremony with Councilman Stokes, Senator McCray, Mayor Scott, Recreation & Parks Director Moore, and Housing Commissioner Kennedy—all of whom were instrumental to securing the necessary federal funding and CHAP designations to protect the rec center’s future as a free, public institution. This project, which is deeply embedded in the history of East Baltimore, serves to restore a critical facet of the community and honor the legacy of legendary Baltimore drummer William Henry “Chick” Webb and Dr. Ralph J. Young. The East Baltimore community descended upon the groundbreaking in full force, with many sporting various shirts and signs that depicted both their love for the area their excitement for the work to come. Upon completion in Fall 2025, this $16 million wellness facility will offer new basketball courts, a fitness studio, swimming pool, and even a recording studio (in memory of Chick Webb), providing a space for the neighborhood to congregate in performance, play, and education.
OLD FRIEND, NEW LOOK: Chesapeake Employers Insurance HQ
CAM is proud to have had the opportunity to work as a repeat client for Chesapeake Employer’s Insurance Company on their corporate headquarters renovation projects. This task, which fundamentally began as a major fire and water damage restoration effort, transitioned into an opportunity to retrofit two floors of their facility to meet the demands of post-Covid office culture. The heart of this project involved the construction of a new central break area, which functions as a community gathering space with a variety of seating configurations, food service offerings, and culinary equipment. Architecturally, the goal was to transform the affected floors into a visually distinctive environment full of glass and metallic finishes, with a variety of technology-rich huddle rooms, hot desking areas, etc. An acoustical cloud ceiling system with exposed structure was one of the key design choices JMT Architecture made to accentuate the furniture and glazed ceramic backsplash below, ushering Chesapeake into a sleek new era of office style.
Critically, CAM was able to conduct work on floors 2-3 while maintaining a continuous working environment for staff on the floors above and below. Communication was key in ensuring that life safety and security systems remained functional during this time, as both staff and workers needed access to the facility at various hours of the day. CAM was also able to save the owner tens of thousands of dollars by salvaging extensive ceiling grid sections, and by re-installing nearly all of the prior doors, frames, and hardware that had been removed and stored on-site during the demolition phase.
GROUNDBREAKING: Construction at St. Joseph’s Parish is Underway!
CAM Construction recently had the privilege of attending the final Easter Mass in the old St. Joe’s Parish, after participating in a ceremonial groundbreaking and blessing with Archbishop Lori to commemorate our major renovation project! After salvaging all pews and religious artifacts, we have begun gutting the interior, demoing the slabs, and are preparing to shore up the historic stone corners to make way for the building’s additions. Over the duration of this 11-month job, we will see the building access, foundations of the structure, utilities, stained glass windows, roof, and mechanical system transformed to foster a better, brighter space for worship and education. Find more news on the updates at https://sjpmd.org/news-1
SARC: Construction With a Cause
CAM Construction is proud to have worked with SARC to provide a more comfortable, safer space for their mission of protecting victims of domestic abuse. While it was challenging to make alterations and additions to existing structures from different eras, we were able to integrate these buildings into our work and ensure the transition from structure to structure was as seamless as possible. Critically, CAM provided upgrades to security and ADA accommodations to the additions, which aligns with SARC’s goal of safety and accessibility for the people they serve.
DEMO TIME: District Courthouse Transformation
This $68,000,000 project will transform the existing five-story, 170,000 SF State of Maryland facility into the New Baltimore City District Court. The overhaul includes not only new mechanical, electrical, and security systems, but it also replaces the existing 1980’s era brick façade with a contemporary glass, curtainwall, and metal panel façade. A complete interior renovation will include eight new courtrooms and Judges Chambers, clerk and other support staff areas, a record-keeping area, and separate and secure access for judges as well as for the accused. From the retrofitted deep foundations to the 22,000 SF of green roof, this building will undergo structural, aesthetic, and sustainable upgrades to bring this building into the 21st century.
CAM IN THE NEWS: Lancaster Newspaper features Stehli Silk Mill Redevelopment
We were featured in yesterday’s issue of the LNI Newspaper with an excellent article highlighting our adaptive re-use project in Lancaster, PA, which just got rolling last week following a challenging 2.5 year entitlement, design, and permitting process. CAM helped owner Knight Street Capital resolve an unprecedented 200+ review comments on its initial permit submission, in addition to extensive design consultations, concept budgeting, and value engineering efforts once the project re-bid. Just one hour north of our offices in Timonium, CAM will be overseeing this dramatic conversion of a long-abandoned industrial property. We are thrilled to help transform a vandalized eye-sore into 165 stunning loft apartments with exposed brick, columns, and beams, and historically-accurate replicas of the 1,400 original windows.
This property is rich with history, and will soon re-establish its place as a cornerstone of the surrounding neighborhood. Thanks to staff writer Chris Reber for a thoughtfully-written piece, updating the community on our progress and preservation plans; we are proud to have the opportunity to keep the promises made to the community during Knight Street’s conditional use application, after decades of floundering proposals and false hope. Four previous developers tried to get to this point, to no avail! There’s no turning back now…
TAKE A TOUR: Behind-the-Scenes Drone Footage of Montebello EMS
MUST SEE: Drone Fly-Through Video of Highlandtown EMS
It’s our pleasure to share this great drone fly-through video, produced by 21st Century Schools, showcasing the $22 million Highlandtown Project! Lots of natural light, beautiful ceiling details, and a seamless transition from the historic facility into the newly constructed Middle School wing (both inside & out). The school boasts new science labs, art studios, music room, and a makerspace/tech lab. Outdoor spaces include an all-new playground and recreational soccer field, fulfilling a long-held vision of the community that emerged as a priority during early planning meetings! Shoutout to John Srygley on another sharp design.
Scenes from the Ribbon Cutting at Montebello Elementary/Middle
A buzz of excitement was in the air as CAM wrapped up 2022 by hosting two major ribbon cutting ceremonies IN ONE WEEK, showcasing our recently completed 21st Century Schools Projects: Highlandtown Elementary/Middle and Montebello Elementary/Middle! We were overjoyed to have the chance to unveil these beautiful new facilities to the throngs of students and parents, eager to explore their new classrooms, libraries, dining halls, and collaborative learning spaces. Special thanks to leaders like Governor Larry Hogan, Senate President Bill Ferguson, Mayor Brandon Scott, Council President Nick Mosby, Principal Denise Ashley, Principal Troy Mitchell, and other city advocates who were instrumental in getting these plans approved, who came out to celebrate the momentous occasions and tour the final product.
What better feeling than to give over 1,400 young students the gift of a brand new school for Christmas! Certainly much more work to be done, but together we can change the lives of Marylanders for the better, one building at a time.
Scenes from the Grand Opening of Highlandtown Elementary/Middle
CAM Turns 60!
CAM celebrated our 60th anniversary at our annual Holiday luncheon, held with some of our office staff this afternoon at BCC Roland Park. Our firm was founded in Baltimore, Maryland on August 8, 1962, by Angelo F. Munafo, and has continuously operated as one of the cornerstones of the local construction industry to this day. Merry Christmas, Happy Holidays, and Happy New Year from all of your friends at CAM!
Montebello Transformation Featured in the BBJ
Melody Simmons, commercial real estate reporter with the Baltimore Business Journal, just published an excellent article in the BBJ following her tour through our recently completed Montebello Elementary/Middle School project in Central Baltimore.
CAM was proud to be a part of a ribbon cutting ceremony with Mayor Brandon M. Scott, Michael Frenz, and so many other dignitaries yesterday! An incredible transformation and example of historic preservation, while incorporating modern finishes and cutting edge technology throughout the facility. The exterior design of the building is emblematic of the historic architectural style of the surrounding neighborhood, so the city committed to restoring the facades back to their original luster, while giving its design team the creative liberties to redevelop the interior of the facility has beyond recognition–optimized for modern occupancy! The stately character of the Field House is one area where Todd Vukmanic & his architectural team were really able to marry the exposed historic elements with the needs of today’s student athletes, performers, and general assemblies.
Executing the rear cafeterium addition, playground, and outdoor classroom spaces proved extremely challenging, given the constrained site conditions and limited points of access into the building for equipment and materials. Contending with steep slopes, working around historic window openings, maximizing views of the lake, and re-imagining the existing floorplates into a 21st Century learning environment proved a rewarding and challenging endeavor for our project management staff and the visionary team at Crabtree, Rohrbaugh & Associates. Moreover, redirecting pedestrian and vehicular traffic patterns along Harford Road, E. 32nd Street, and Curran Drive added to the complexities of managing this job. Shoutout to our PM, Vince Culotta, our Superintendent, Jeff Schissler, and Justin Wood at MSA for all their hard work on this one over the past two years.
CAM Selected as CM for St. Joseph’s Church Renovation
CAM is grateful to have been chosen as Construction Manager for this comprehensive renovation and minor additions to the historic St. Joseph’s Church in Cockeysville, MD. We are currently working through the pre-construction and bidding process in collaboration with John Srygley (JRS Architects), Msgr. Hilgartner, Tyler Tate, and other stakeholders in the parish and Archdiocese.
The job will result in a complete interior aesthetic transformation and offer a much-needed modernization of all mechanical and technological systems. The facility’s functionality will be greatly enhanced with new radiused seating oriented around the main alter, a new pipe organ and acoustical treatments designed to improve the musical experience, upgraded restrooms, ADA accessibility, and various energy efficiency measures.
CAM’s Vice President, John Speights, recently joined the St. Joe’s team in paying a visit to the original Martin Marietta quarry on Beaver Dam road, which was the source of the legendary “Cockeysville marble” comprising the facade of this historic parish. The parish’s founding members were predominantly Irish immigrants, both masons and quarrymen, who extracted this native stone and used it to erect this beautiful church. In keeping with this heritage of local craftsmanship, the team will be hand selecting stones from this special quarry to construct a prominent arch featured behind the altar.
We are excited to embark on the next chapter of this journey in spring of 2023 when physical construction is slated to begin after the Easter holiday.
See link below to a summary page of St. Joe’s “Open Wide the Doors” capital campaign, which includes renderings, conceptual floor plan, inspiration behind this initiative, town hall Q&A, and other critical fundraising info.
CAM in the Community! Looking back on October 2022
CAM had a busy October in the Community! We were proud sponsors of the SARC Balloon Glow Gala, where Harford County Executive Barry Glassman attended the ribbon cutting ceremony for a Spousal Abuse Resource Center that we are building in Bel Air.
CAM supported Volunteers of America‘s annual Harvest for Hope fundraiser alongside their vice-chairperson Caleb Jackson.
CAM also received a special invite to attend Baltimore Office of Promotion & The Arts‘s launch event with Mayor Brandon M. Scott for the fully-revamped Artscape 2023 Festival, of which we will be a sponsor and provide any logistical construction support required. See their incredible new promotional video here, and details on their vision summarized in this national article on CBS News.
Lastly, we continued our support of McDonogh School‘s alumni association as a lead sponsor of their annual Golf Classic, alongside industry partner Ariosa & Company and many other great local businesses that were a byproduct of Marc and Angelo’s alma mater.
Graceland & Holabird win “Climate Champion” Award from the US Green Building Council
CAM is pleased to announce that Holabird Academy and Graceland Park/O’Donnell Heights Elementary/Middle School recently won a “Climate Champion” award from USGBC Maryland, for a LEED Zero certified project that “demonstrates advanced design solutions and approaches to addressing climate change.” We served as the GC on this highly complex, $75 million pair of sister schools in east Baltimore, a project which was made possible through close collaboration with our talented colleagues at Grimm + Parker Architects and Baltimore City Public Schools.
Our project was honored at the 2022 Community Leader Awards ceremony, hosted at the historic Clifton Mansion in North/Central Baltimore City. Special shoutout to Amy Upton, Paul Bradshaw, Maurice Gaskins, and Cynthia Smith for all of their contributions to this endeavor!
CAM Sponsors Golf Outing for Walter S. Thomas Scholarship Fund
CAM was proud to sponsor the 6th Annual Walter S. Thomas, Sr. Golf Classic, held at Waverly Woods last week. We had a great time playing alongside Taber J. Small and Sharif J. Small, and all of our friends at New Psalmist Baptist Church. New Psalmist has been a valued client of ours for the past 15 years, having completed two major projects for them – their main sanctuary and worship hall, as well as the brand new Connection Center building which will serve as a vibrant community gathering space reuniting parishioners in the wake of the pandemic.
Bishop Thomas’s Scholarship Fund helps make high school children’s college dreams into a reality, and this is a cause that we can all get behind. Learn more about the organization here: https://www.wstscholarshipfund.org/home
CAM Named to Baltimore’s “Middle Market Leaders” List
CAM was proud to be honored in last month’s Middle Market Leaders awards hosted by the BBJ at the Center Club. Mid-sized firms such as ours are the lifeblood of the local economy, and it was an honor to share the room with such good company across a wide spectrum of industries.
Thanks to all of the owners, architects, and subcontractors who we’ve worked in close collaboration with over the past few years. Our clients and industry partners have been integral to our success.
We hope to continue making a strong impact on the built environment throughout this state over the years to come.
CAM Completes Occupational Therapy Labs at Notre Dame of Maryland University
CAM Participates in ABC/AIA/ULI Baltimore Panel Discussion
Marc Munafo, CAM’s President, participated as a panelist during the recent “Unique Practices of Successful Project Teams” event presented by ABC, AIA, and ULI.
The Graceland Park/O’Donnell Heights EMS & Holabird Academy projects were featured and CAM was joined by Maurice Gaskins, Baltimore City Public Schools, to discuss the project’s success and unique organizational structure. Grimm + Parker was the architect in the project.
Each team identified how they defined success and elaborate on the unique project management and planning practices that were implemented in order to achieve client goals.
Other Project Teams:
MSU Calvin and Tina Tyler Hall
- Bob Mock, Associate, GWWO
- Benjamin P. Morgan, Vice President, Barton Malow Company
- Daniel N. Janak, Assistant Project Manager, Morgan State University
Four Ten Lofts
- Malindi Lankatilleke, Project Manager, Southway Builders
- Nancy Liebrecht, Project Manager, Moseley Architects
- Jim French, Principal, French Development
Construction Update Meeting – Highlandtown #237
Pontiac Mills – RHODY Award Winner
Preserve Rhode Island (PRI) and the Rhode Island Historical Preservation & Heritage Commission (RIHPHC) present the dramatic rehabilitation of Pontiac Mills with a Rhody Award to celebrate historic preservation in Rhode Island.
CAM Celebrates 25 Year ABC Greater Baltimore Membership Anniversary!
CAM recently celebrated our 25 Year Membership Anniversary with ABC Greater Baltimore. Pictured in the photo is CAM’s President, Mr. M. Marc Munafo, and ABC Chair Mr. Marc McDaniel.
Award of Excellence – Graceland Park/O’Donnell Heights EMS & Holabird Academy!
GC New Project Over $10 Million
Within the inner city of Baltimore, two existing Elementary / Middle Schools were replaced with two (2) new duplicate, 92,000 sf zero-energy facilities.
Located within two miles of each other, the new facilities demonstrate Baltimore’s focus to sustainability and energy-conscious schools. The schools are equipped with student gardens, outdoor classrooms, rooftop solar labs, and vegetative roofs.
Both schools have distinct and individual exterior palettes, however the facilities have identical footprints. The schools were constructed simultaneously, opening on-time during the middle of the COVID-19 pandemic. CAM utilized a project management crew that had a Chief Superintendent & Senior Project Manager oversee both sites with individual project management teams at each site accordingly.
Via an allowance, CAM hired a firm (CMTA) that provided an integrated monitoring and building information system for the kids to learn about the facilities energy consumption and specific features throughout the school. Monitoring is available 24/7 through a touchscreen device in the main lobby/atrium-mounted at an appropriate height for children to reach.
Connection Center at New Psalmist Baptist Church Campus wins Award of Excellence!
GC New Project – $1 to $5 Million
CAM won an Award of Excellence for the construction services to the Connection Center at New Psalmist Baptist Church’s campus in Baltimore, MD.
The Connection Center is a new 7,500 sf, multi-purpose center which will be primarily used for ministry and fellowship activities. This center will serve as the congregations hub for connection. The facility includes a large gathering and welcoming hall, administrative offices, and a large banquet kitchen. This project provides the owner with the ability to do ministry in an even greater way.
CAM was hired to assist the church early within the Pre-Construction process. Our team provided detailed cost estimates, constructability reviews, and provided diligent insight in budget reconciliation meetings with the design team.
CAM completed the project on-time during the beginning of the COVID-19 pandemic, ensuring a safe on-site working environment each day.
Pontiac Mills Wins Historic Preservation Project Award
Preserve Rhode Island (PRI) and the Rhode Island Historical Preservation & Heritage Commission (RIHPHC) present the dramatic rehabilitation of Pontiac Mills with a Rhody Award to celebrate historic preservation in Rhode Island.
Clay Hill Public Charter School Opens for Upcoming School Year!
U.S Education Secretary Tours New Net Zero School!
Graceland Park/O’Donnell Heights EMS Opened Last Year
This Baltimore City Public school is one of two (2) new duplicate 92,000 sf Net Zero buildings. The two facilities were completed during the COVID-19 pandemic and are located within two miles of each other. Each school is distinct with individual exterior palettes, however both facilities have identical footprints.
The schools are equipped with student gardens, outdoor classrooms, rooftop solar labs, and vegetative roofs. The below quote is from a current student at Graceland.
“I’m really excited to come back. I love being at school. I’m kind of a nerd. I love school, and I love how welcome they make me feel in here, I don’t get distracted and I’m learning. They help me build my skills and everything.”
Rachel Arana, Eighth-Grader at Graceland Park, per CBS Baltimore
Graceland Park-O’Donnell Heights EMS & Holabird Academy – Net Zero Energy, LEED Platinum Facilities
“This building really does mark a significant step in the fulfillment of our promise to students and families in Baltimore. A fulfillment of the commitment to provide our city’s children with safe, modern learning environments..,”
– Dr. Sonja Santelises, Baltimore City Public Schools CEO
- Baltimore City Public Schools (BCPS)
- New construction (Replacement Schools)
- 94,000 sf (each)
- Zero Energy prototype school design, LEED Platinum Certification
- On-Site Renewable Energy
- Insulated Concrete Form (ICF) Wall Systems
Graceland Park-O’Donnell Heights Elementary / Middle School
Within inner city Baltimore, two existing elementary/middle schools were replaced with the city’s first two zero energy school facilities, which are now open for the 2020-2021 school year.
Located within three city blocks of each other and five miles east of Baltimore’s Inner Harbor, the prototype schools demonstrate Baltimore’s focus on project-based learning, sustainability, and energy-conscious design for schools in an urban environment.
Montebello EMS – Construction to begin in Early 2021!
The scope of work consists of steel bearing superstructure, metal deck, restoration of existing masonry and masonry veneer, membrane roofing, aluminum storefront, doors, frames, hardware and interior finishes (flooring, drywall, paint. Specified mechanical façade at the new addition. The school will not be occupied during construction.
Work of this project will occur in multiple phases. Generally, the new construction consists of steel bearing superstructure, metal deck, single-ply membrane roofing, d/f/h, aluminum storefront systems, and interior finishes along with the specified mechanical, electrical, plumbing and fire protection systems.
The Project is designed and shall be constructed to achieve LEED Silver certification