Honor Awards

Bates College Chapel / Peter J. Gomes Chapel, Lewiston

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Matt Tonello, Consigli, discusses the restoration of the Bates College Chapel.

The chapel at Bates College is a distinctive example of architectural display on college campuses in the twentieth century. Built in 1913 by Boston-based architectural firm Coolidge and Carlson, the design for the building was inspired by King’s College Chapel at Cambridge University, and reflects the Perpendicular Gothic Style that was prevalent in fifteenth-century England. The construction was financed by Mrs. D. Willis James and was dedicated to the school just before the onset of World War I. Simply called ‘the chapel’ for much of its history, the building was renamed in 2012 in honor of Bates alumnus Peter John Gomes, a prominent preacher and theologian. The chapel has served as Bates College’s multi-faith worship center, along with hosting lectures, concerts, weddings, and community events – making it a valuable and important structure for the institution.

 Despite its architectural significance and prominent place on campus, the chapel deteriorated over the years. This was discovered through three engineering studies spanning a decade that showed evidence of failing, shifting, and bulging granite masonry, and mortar deterioration. Other issues were found as well, including shifting in the cast stone window tracery, which left the stained glass vulnerable to further damage. The slate roof was beginning to fail, and the copper roofs at the chapel’s four towers were leaking. Due to the water intrusion and faulty roof system, there was underlying damage in the timber framing. Restoration was necessary to repair serious structural and aesthetic damage in order to preserve the space. 

The project was executed in two phases, led by Consigli Construction and engineering consulting firm Thornton Tomasetti. The first phase addressed the roofing and flashing that were allowing water intrusion. This required the removal and replacement of the slate roof and the removal of the roofs on the four towers, the replacement of timber framing, the repair of the copper roof, and resetting the roof on the towers. The masonry issues were also addressed during the first phase; cracked and delaminated ashlar stones were replaced with matching granite. Cast stone decorative parapet caps, band stone, and sill stones were all removed before Consigli masons installed exact replicas made with molds created by Northern Design Precast.

In phase two, the team addressed repairs to the chapel windows. Using 3D laser scanning technology, Consigli and Northern Design Precast compressed the timeline to replace the cast stone traceries by scanning the stained glass and cast stone geometry, then converting the 3D point cloud data to a solid digital model, which was exported to a CNC mold cutter, and a replica cast stone element was produced. At the same time the team documented the stained glass for restoration, Consigli masonry restoration crews removed the deteriorated masonry units, prepared the masonry openings, installed the fabricated replacement tracery units, and then reset the stained glass.

 The Peter J. Gomes Chapel restoration was necessary to maintain and preserve a central assembly area on the Bates College campus. The chapel functions as a multi-purpose building, open to all on campus and the community for religious services, as well as private and public events. The preservation of this historic chapel, the most iconic building on the Bates College campus, ensures that this center of campus and town activities will continue to provide for the needs of the Bates and Lewiston communities, both secular and spiritual, in the years to come.

PROJECT PARTICIPANTS

  • Shelby Burgau, Bates College

  • Pam Wichroski, Bates College

  • Nathaniel Berry, Consigli Construction Company Co., Inc.

  • Daniel Deschenes, Consigli Construction Company Co., Inc.

  • Keith Lyford, Consigli Construction Company Co., Inc.

  • Matthew Tonello, Consigli Construction Company Co., Inc.

  • Steven Knowles, Thornton Tomasetti (Becker Structural Engineers)

  • Ethan Rhile, Thornton Tomasetti (Becker Structural Engineers)

  • Jim Nutting, Maine Art Glass

  • Jesse Thompson, Northern Design PreCast

  • Arron Sturgis, Preservation Timber Framing, Inc.

  • Matthew Kendall, Vintage Glass Works

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Boody-Johnson House, Brunswick

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The Boody-Johnson House, now a part of the Bowdoin College campus, has been deemed a landmark in the development of American wooden domestic architecture. The Gothic Revival-style cottage, built in 1849, was listed in the National Register in 1975. Designed by Gervase Wheeler, the building reflects his desire to expose the structural elements of the house— the aesthetic of reality in architecture— as seen in the vertical board and batten siding, heavy corner posts, and half-timbered gables. The design was subsequently published in Andrew Jackson Downing’s famous book The Architecture of Country Houses and other architects took inspiration from it in their work. 

 Henry Boody, the original owner and namesake of the house, built the Gothic cottage from Wheeler’s plans. Boody was a graduate of and professor at Bowdoin College. The property was transferred multiple times until it was willed to the college, which took possession in 1957. Since that time, the house has served as a residence for college presidents and deans, and more recently as faculty offices. While well-maintained and minimally altered, the college’s plan to convert the building to a student residence presented challenges in balancing the adaption of construction practices of 1849 with current accessibility, life safety, and building code requirements, without diminishing the house’s historic character.

 The project executed an interior reorganization in the ell and connector to the barn that included a new, accessible entry and lift to the second floor gathering space in the barn. A dormer was added to the rear to provide needed headroom for a new egress stair. A fire partition to separate the main house from the ell was inserted to permit continued use of the original main house stairwell. The connector, which is a timber framed part of the barn required structural reinforcement. All new framing was implemented from the interior, in order to retain the original roof line, walls, and exterior siding. Along with the architectural alterations, new mechanical systems, electrical systems, and lighting were installed, along with updated bathroom and kitchen facilities.

As is often the case in historic restorations, fun discoveries were made when addressing different parts of the house. “Scratchiti” was found carved onto an attic window, left by residents of the home in 1870. The window sash where this was visible was retained and is now a historic marker in the vestibule. Behind the radiators there were several layers of wallpaper that were catalogued by the Bowdoin team. Paint analysis was completed on the exterior of the home, detailing three distinct painting schemes all dating to the nineteenth century. The colors chosen for the restoration were based on the 1870s design, when the entry porch was added. 

 Overall, the result of this preservation project has positively impacted the building’s usefulness. The building enhances the Bowdoin College campus, continuing its legacy of constant relationship with the institution. It is now among the most desirable residences for students due to its blend of historic features and modern conveniences. The project replaced building components that were due for maintenance, thus preserving the longevity of this important architectural artifact. The rehabilitation of the Boody-Johnson House illustrates Bowdoin College's commitment to and tradition of preserving the history of its campus and the Brunswick community for future generations.

Project Particpants

  • Don Borkowski, Bowdoin College

  • Ben Jamo, Bowdoin College

  • Matt Orlando, Bowdoin College

  • Sharon Ames, Harriman

  • Becky Fortier, Harriman

  • Mark Lee, Harriman

  • James Lawlor, Alpha Floor Sanding Inc.

  • Glen Cloutier, Cloutier's Landscaping, Inc.

  • Steve Morin, DeBlois Electric Inc

  • Tom Gilbert, East Coast Woodworking, Inc.

  • Tim Vire, Ed Hodsdon Masonry, Inc.

  • Kevin Swansen, Garaventa USA Inc.

  • Bob Ewing, Hardware Consultants LLC

  • Taylor Canaday, Horch Roofing

  • Keith Kroesser, KD Welding

  • Barry Keck, Kelley Brothers

  • Brett Asherman, Maine Line Fence Co.

  • Jeremy Bate, Marvin Windows

  • Todd Gagne, Nason Mechanical

  • Morgan Monagle, Paul White Co. Inc.

  • Sarah Parent, Quality Insulation

  • Jonathan Blanchard, Sprinker Systems, Inc.

  • John Logan, Theodore Logan & Son, Inc.

  • Nick Mardas, Zachau Construction

  • Adam Routhier, Zachau Construction

  • Joe Horner, Zimba Company

  • Carol Liscovitz, Carol Liscovitz Photography

  • Jill Johanning, Alpha One

  • Scott Hanson, Sutherland Conservation & Consulting

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Brooklin IOOF Hall / Brooklin Odd Fellows Hall, Brooklin

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The project team, Robert Baird, John Ike, James Baird, and Eden Cowart discuss their rehab of the historic Odd Fellows Hall in Brooklin, Maine.

Designed and constructed by Ralph Bent, the Independent  Order of Odd Fellows Hall is a three-story balloon framed Italianate structure built in 1896. Listed in the National Register in 1990, the Hall is the largest and most architecturally significant building in Brooklin, enjoying a commanding view overlooking the Eggemoggin Reach on the Penobscot Bay. The building’s purpose was to house the IOOF Lodge on the top level, and to employ the second floor for community functions and the first as commercial spaces. The Odd Fellows Hall served its purpose into the 1990s when it was sold and it then stood largely vacant since.

When purchased by 120 Reach Road LLC, the building was in a serious state of disrepair and it required a complete restoration; most of its historic features had been removed by prior owners. The previous owners had raised the building and installed a new foundation, but about 30 percent of the floor joist and main support beams on the first floor were rotten. The roof had been shingled in various materials and was leaking. There was a large broken truss in the roof system that needed repair. The knob and tube electrical system had to be replaced. The large double hung windows were rotted, mostly non-operable and in need of restoration. Exterior doors were coming off their hinges and falling apart. The exterior paint was completely gone and the clapboard siding was in extremely poor condition. The fire escapes were corroded and unstable.

 Facing these issues, the three new owners formulated a plan to restore the exterior to its original grandeur, and to divide the interior three ways, in order to  allow the building to continue its usefulness for the next generation. The project contemplated conversion of the first floor into a boat building shop for owner Steve White’s company, the second floor into a vacation rental space that might also be used for community events for Robert Baird, and the third floor space into a vacation rental that also showcases John Ike’s collection of mid-century modern Italian furniture and art. A core goal of the project was to save and restore as much of its original fabric as possible.

The roof of the building was stripped to the boarding boards and completely re-shingled. The broken,  major truss in the roof system  was jacked back in to place and repaired. The third=floor lath and plaster walls were repaired and re-plastered and painted with lime wash paint. To accommodate the boat building shop on the first floor, interior walls were removed to open up the space. A 40- foot steel beam was installed with new foundations to support the floors above. The monumental double hung windows in the building were removed and restored, preserving the old glass and overall look of the building. New preservation storm windows were also installed. The historic bead board on the first and second floors was carefully removed and reinstalled, so that insulation and fire proofing work could be done. Soffit walls were installed to mark spots where original walls were removed. All of the original light fixtures in the building were completely restored.

 Outside, over the years there had been major water damage causing the crawl space floors to rot. Proper drainage was installed around the foundations of the building and drainage and sump pumps were installed in the cellar crawl space, along with over 60 yards of crushed stone and vapor barrier to eliminate the water problem. The building’s exterior was restored, preserving original clapboards where possible and then it was repainted to its original color scheme. The fire escape was removed from the building and restored; the work included disassembly, stripping, and reassembly with new fasteners to ensure safety.

 Funded entirely by the owners, and utilizing federal and state tax credits, this three-year  project saved a significant resource to the Brooklin community,  providing the town with not only a continuing connection to its history but also a vibrant contributor to its present.

 Project Participants

  • 120 Reach Road LLC

  • Robert A. Baird, Robert A. Baird & Associates (RABA)

  • John Ike, Ike Kligerman Barkley

  • Steve White

  • John Poulin, Albert Putnam & Assoc.

  • Cory Roy, Roy Boys Plumbing & Heating

  • Mark Thompson, Affordable Electric

  • Brent Morey, Brooklin Boatyard

  • James Robert Baird, RABA

  • Eden Cowart, RABA

  • Will Howard, Hammond Lumber

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Central Building, Maine Industrial School for Girls / Central Commons, Hallowell

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Bree LaCase, Community Housing of Maine discusses the rehab of the Central Building at the former Maine Industrial School for Girls into Central Commons, whi...

The Central Building, designed by Augusta-based architect W.G. Bunker, was built in 1917-19. Constructed of brick in the Colonial Revival style, the building was part of the Maine Industrial School for Girls complex, an organization founded in 1874 as a place where wayward girls could be safely housed and given a moral, social, and academic education. One of the later structures built for the school, it marked a movement away from the earlier model for such facilities, where the residents lived, worked, and had classes all in the same building. While Central Building included bedrooms for 16 girls, its primary purpose was for classrooms where schooling could more closely conform to State of Maine curriculum requirements than had previously been the case. It also contained the central laundry, gymnasium, and dental office.

 The building was renovated for state offices in the 1970s and those changes significantly reconfigured the interior plan, as well as dropping all the ceilings and covering over the hardwood floors. Virtually no historic fabric remained visible in the upper stories. A few areas of tin ceiling and two openings with historic door trim remained in the basement level, along with one historic door. While most original windows remained in the building, the large arched transom windows on the façade were hidden behind plywood and the windows below them replaced with inappropriate vinyl units. Prior to this rehabilitation project, the building had been vacant for several years.

 When Central Building was purchased by the Community Housing of Maine, there were many issues to address for the restoration of the site. Work began with the removal of the 1970’s alterations, which exposed historic hardwood flooring in nearly all the spaces, and a section of the original tin ceiling that had been hidden in the main entry. All original windows were restored and reinstalled, with new trim made based on the design of the few surviving pieces. Allied storm windows were also installed to improve efficiency and to preserve the structure for the future. 

 This project has returned one of the key buildings on the Maine Industrial School for Girls campus to productive use after a period of vacancy. Problematic additions and alterations from the late twentieth century were unwound to better represent the historic design of the structure. This new residential space creates 29 units of affordable senior housing, and it joins student housing and professional office tenants in the other recently rehabilitated buildings at the complex. In an area rich with history, this project, together with preservation efforts on other buildings on the campus, has helped to revive an historically and architecturally significant site that was neglected and largely vacant into a vibrant mixed-use and multi-generational community.

Project Participants

  • Bree LaCasse, Community Housing of Maine

  • Ryan Senatore, AIA LEED-AP BD+C, Ryan Senatore Architecture

  • Wright Ryan Construction Inc.

  • Jack McInerny, Atlantic Hardwoods (floor restoration)

  • Richard & Brian Bradstreet , Bradstreet Masonry

  • Jacobs Glass

  • Otis Atwell

  • Maurice Salinger, Curtis Thaxter

  • Bangor Savings Bank

  • Evernorth (NNEHIF)

  • Maine State Housing Authority

  • Federal Home Loan Bank of Boston

  • Scott Hanson, Sutherland Conservation & Consulting

Erskine Building, Maine Industrial School for Girls / Erskine Hall, Hallowell

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The Maine Industrial School for Girls was founded in 1874 as a place where girls and young women who were considered a danger to themselves or a threat to society could be safely housed and given a moral, social, and academic education. Built in 1901-02 as part of the campus, Erskine Hall accommodated 26 girls in single bedrooms, along with their teacher, matron, and housekeeper on the first and second floors, with additional rooms in the attic. The residents lived and worked in the spacious brick building and had classes onsite.

 Erskine Hall was renovated for state offices in the 1970s and then sat vacant for several decades, during which it suffered significant water infiltration through a failed integral gutter system. The water caused major structural issues with both the masonry walls and wood framing and destroyed hardwood floors, tin ceilings, plaster walls, and many of the windows. It also lost its two-story front porch. When the current owner took control of the campus building was in danger of collapse and was only saved for rehabilitation with stabilization work to the masonry and roof. At the start of the project, contractor Matt Morrill said, “it was probably one of the roughest buildings that I’ve ever dealt with.”

 After the successful rehabilitation of the Stevens Building for University of Maine Augusta student housing in 2018 (a 2019 Maine Preservation Honor Award winner), the university was interested in creating more student housing on its campus and selected Erskine Hall for the project. The university’s willingness to commit to a long-term lease for the building made the rehabilitation project feasible. Other important people and institutions for the project were Ben Murray, architect-engineer; Grand View Builders, general contractor; Chris McLoon, tax attorney; Scott Hanson and Sutherland Conservation & Consulting, historic consultant; Katahdin Trust, and Coastal Enterprises, Inc.

 The scope of work included major reconstruction of deteriorated and collapsing brick and granite walls, repair and replacement of rotted wood framing members, repair and compatible alterations to the slate and copper roof to prevent future issues with failed integral gutters, recreation of the missing two-story front porch based on historic photo documentation, installation of an elevator and fire-rated stair as required by code, reopening of the historic stairwell that had been enclosed during the 1970s, installation of new hardwood flooring and tin ceilings, and reinstallation of salvaged original wood trim elements and doors. A particularly challenging and unique issue was the removal of a robust hive of 80,000 bees from one wall of the building. This was accomplished by cutting away a section of the interior brick wall so a beekeeper could collect the bees from the wall cavity and relocate them to a new hive.

 The result of this project is that the most deteriorated and threatened historic building on the Maine Industrial School for Girls campus has been beautifully rehabilitated and returned to use, again housing students as it originally did. The Erskine Hall rehabilitation project stands out on campus, even among previous preservation campaigns to nearby buildings. Given the structure’s severely deteriorated state, its rescue was the result of heroic teamwork.

 Now beginning its first year as a residence hall, new obstacles relating to Covid-19 continue to shape its story and impact on campus, though the students who are living there are grateful for the unique and fulfilling opportunity of living in a historic home.

Project Participants

  • Matt Morrill, SC-Erskine, LLC / Grand View Builders

  • Ben Murray, A.E. Hodsdon Consulting Engineers

  • Chris McLoon, Nutter Lae

  • Coastal Enterprises Inc.

  • Katahdin Trust

  • Scott Hanson, Sutherland Conservation & Consulting

Harvey Block / Morris Povich Building, Bath

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Sean Ireland and Mandy Reynolds, Windward Development, and Terry Geaghan and Mike Therriault, Bath Brewing Company, discuss the restoration of the Harvey Blo...

The Povich Building, originally known as the Harvey Block, sits on Bath’s Front Street, and has served a range of retail purposes since being built in 1845. The upper floors were damaged by fire in the 1860s and the structure was modified by Thomas Harward who purchased the building in 1866 and added another story featuring Italianate-style windows. The building’s most notable period was from 1916 to 1994, when it was the home of the Morris Povich and Sons clothing store. The Povich name still graces the building and is a testament to the significant Jewish population of Bath in its early years. The Povich family has a long history in the city, beginning in 1875. In addition to owning the popular store, Morris Povich helped found the Beth Israel Synagogue nearby. This shop was where generations of Morse High School graduates went to pick up their caps and gowns, and where many children from the Midcoast area were fitted for their Boy and Girl Scout uniforms. Despite its rich history serving the area, the structure was vacant for a number of years until it was purchased by the Windward Development Group in 2017. When taken over by the company, the site was in need of all new operating systems and some aesthetic updating. 

 This adaptive reuse project began with a unique partnership between Mike Terriault and Terry Geaghan of Bath Brewing Company and Sean Ireland of Windward Development. Their plan was to create a food and beverage destination with a community-centric feel. The partners’ shared vision was to embrace the best of historic downtown Bath as a working class, shipbuilding town, while also including contemporary and forward thinking architectural and food and beverage concepts that look to Bath’s future. Windward Development and Bath Brewing Company put together an aggressive and creative business plan to attract investment from Gorham Savings, Bath Savings, CEI, and several individual community investors. Main Street Bath and the City of Bath were very supportive from the inception to the completion of the project.

 This project was a complete renovation and rehabilitation of the historic building that included marrying the historic context of place with modern necessities including life safety and ADA accessibility. The renovations most significantly included implementation of all new systems, such as electrical, plumbing, and H-V-A-C. Structurally, wall and floor replacement were necessary, and facade improvements were implemented, which required the renovation of doors and windows, as well as creating a sense of arrival in the entryway through interior design changes. Beyond the rehabilitation or replacement of existing elements, the project also included the construction of a 400-square-foot, five-barrel system brewery made to fit the look and character of the historic building, which overlooks the Kennebec River.

 The results of the renovation have been transformational and have inspired other owners and businesses to further invest in the historic downtown district. Economically, the business is powerful; pre-COVID, the building’s business was averaging more than 1,300 guests a week, delivering welcome foot traffic to the downtown, and creating forty-two new jobs on just 3,000 square feet, and it has attracted talent from near and far to fill leadership positions. Even during the current pandemic, the restaurant is open seven days a week, helping the downtown district to continue to thrive.

 This project represents a unique partnership that embraces local small-scale redevelopment that reflects the best of the past while at the same time reaches for the future—creating both a unique and relevant project. This project reflects a necessary part of preservation action, which is the adaptive reuse of historic buildings to further their benefit within an area and create longevity in changing times. By taking up residence in already existing structures, businesses are able to promote the conservation of such sites while also breathing new life into the communities they were always meant to serve.

Project Participants

  • Sean Ireland, Windward Development Group

  • Michael Therriault, Therriault & Therriualt / Bath Brewing Company

  • Terry Geaghan, Bath Brewing Company

  • Mike Hays, Grant Hays & Associates

  • Frank Grondin, Calendar Island Construction

  • Justin Fundaro, Calendar Island Construction

  • John Nelson, Nelson Metal Fabrication

  • Steve Reno, Reno's Excavation

  • Gorham Savings Bank

  • Bath Savings Bank

  • Coastal Enterprises, Inc.

 

Lisbon High School / Lisbon Village School Apartments

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Bob & Aline Strout, Rick Mason, Jason McKay, and Merton Ricker discuss the rehab of the Lisbon High School into the Lisbon Village School Apartments.

The former Lisbon High School, now known as Lisbon Village School Apartments, has undergone many modifications over its history. The school was constructed in 1893 by prominent architect and son of Lisbon, Joseph Philbrook, who worked on many buildings in the area, including the Worumbo Mill. In 1920, famous World War I commander General Pershing made an unplanned visit to the school during a tour of New England. The building was expanded in 1931 with the construction of the rear addition to house a classroom and science laboratory and manual training space. Marjorie Standish, the author of the seminal Maine cookbooks, Cooking Downeast, Keep Cooking the Maine Way, and other works taught home economics at the school. Another teacher, Ragnar Lind, later became an actor on Broadway and in film, and television under the name Jeffrey Lynn. In 1944, the building was converted into a grammar school before closing in the spring of 1960 following the opening of a new, modern elementary school. In 1961, the building was sold to an auction business and was subsequently occupied by a series of antique dealers.

 By 2018, after years of deferred maintenance, the old school was in rough shape and was slated for demolition to make way for a parking lot. Realizing the building’s potential and its significance to the community, Bob Strout of R & L Strout & Son Building Contractors and his wife Aline, senior citizens coordinator for Lisbon, purchased the building with the goal of converting it into an apartment building.

 Although much of the foundation had collapsed, the school was suspended in midair above the missing foundation. Due to the large timbers used to build the school, the structure remained intact with very little sagging. The shifting of the building caused the main entrance to separate from the main structure of the building and bow in a large wall. In addition to these serious structural issues, a garage door had been built into the building that needed to be removed; the roof, windows, plaster and clapboards all needed to be repaired or replaced; and the sewer line required remediation. Luckily, a visit from DEP dispelled the rumor of the existence of an underground oil storage container.

 The restoration was completed by the Strouts, with the help of architect Dennis Douglas,  Rick Mason of Rick Mason’s Excavation, and more than a dozen other contractors and craftsmen. Mason's excavation company removed the collapsed foundation, which was replaced with a new concrete foundation and the firm  reworked a large section of landscape to provide tenant parking. The bowed wall was realigned and the city’s code enforcement department collaborated with the Stouts to ensure the project met code requirements. A new roof was installed, 53  seven-foot-tall windows were updated, and the exterior was painted.

Inside the building, an authentic sense of its history is readily apparent. The original chalk boards with teachers’ handwriting were saved and incorporated into the new apartments. The hardwood floors were painstakingly removed, cleaned of years of built-up wax, reinstalled, sanded, and several coats of polyurethane applied. Stains from the inkwells on hardwood floors are still apparent today. All the moldings and wainscoting were saved without removing the many years of children’s’ etchings on the wood. The drinking fountains were refurbished to their original working condition. The worn treads of the main staircase are still visible. The missing bell in the bell tower was replaced with one from the same era retrieved from Peru, Maine. The list of the minute attention to detail is long and continuing.

 The Lisbon Village School Apartments now houses Bob and Aline as well as four other families. and has already made a tremendous difference to the town of Lisbon. The restored building is not only beautiful, it also creates new housing stock, and the project has saved a significant, valued, part of the town's history. The excitement and nostalgia that this project has brought forth is apparent when looking at the Facebook page for the “Old Lisbon Village School Restoration Project” which boasts over 1,500 followers. The Strout's contagious passion and beautifully restored schoolhouse, has ignited excitement over its history in Lisbon and beyond.

Project Participants

  • Bob & Aline Strout, Bob Strout Custom Builders

  • Dennis Douglas, Designer/Lisbon Code Enforcement Office

  • Rick Mason, Rick Mason Excavation

  • Deborah Rutter, Rick Mason Excavation

  • Randy Bickford, Bob Strout Custom Builders

  • Robert Robitaille, Bob Strout Custom Builders

  • Ryan Strout, Bob Strout Custom Builders

  • Brian Black, Blacks Drywall

  • Ken Fairbanks, Fairbanks Roofing/Siding

  • Bob Gosselin, Gosselin Heating

  • Jesse Hodson, Hodson’s Masonry

  • Jason McKay, Integrated Electric Service

  • Todd Perreault, Integrated Electric Service

  • Mike Martin, Martin's Heat/Plumbing

  • Rick Mason, Rick Mason Excavation

  • Carroll Smiley, Smiley's Skilled Concrete

  • Skip Bernard, Painting Contractor

  • Gerry Dugal, Kitchen Designer

  • Jay Lamoreux, Floor Sanding

  • Longchamps & Sons

  • Lisbon Community Credit Union

  • Town of Lisbon HUD Grant

Medanick Building, Bath

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Sean Ireland and Mandy Reynolds, Medanick, LLC, and Rowan Wagner, Maine Street Design Co., discuss the restoration of the Medanick Building in Bath.

The Medanick Building in downtown Bath was built in 1895, following a devastating fire that had destroyed an entire block a decade earlier and named after the owner of the building that had been burned. Commissioned by Galen Moses, a prominent resident of Bath who owned several prominent buildings in the downtown area, the building was one of fifteen owned and operated by Moses. Though the original architect is unattributed, the design is likely the work of Francis Fassett or John Calvin Stevens. Both had worked with Moses previously, and were Bath-based architects known for their work in the Italianate style.

 Over the past century, the building has had various uses, serving most notably as the successful Swett’s Drug Store in the early 20th Century. Prior to this redevelopment, the building was partially vacant, with open food businesses occupying the first-floor commercial spaces.  The genesis of this rehabilitation project was the desire of Brett Johnson and Rowan Wagner, co-owners of Maine Street Design Co. (MSDCo.), to obtain a fresh space to expand their growing business. Working with Sean Ireland of Windward Development, the team partnered to reimagine the building as a combination retail and live-work design studio.

 At the the of acquisition, the building was in need of all new systems and updating, structural improvements to the brick colonnades, brick repointing, historically appropriate facade and storefront and historic window and door preservation and replacement, and management of the basement's mud fill floor to deal with moisture caused by the tidal waters of the Kennebec River.

The team under took a  complete renovation of the building, working around the historic aspects of the structure that were to remain. The retail storefront which had been divided into two units was combined into one, but visually the building retains its distinctive two- storefront characteristics, including a completely renovated and historically appropriate facade. Interior wing walls follow the two-unit layout, with a modern, open-concept floor plan. The storefront and facade materials include glazing, brick, and custom painted wood panels and trim. Extensive masonry work was completed on the exterior south-facing wall to restore the mortar work.

Upstairs in the live-work residential unit, the lower windows were removed and replaced with double-hung historically appropriate wood windows. The upper original windows were removed and completely restored with new glazing and paint and re-installed. The residential unit is a two-bedroom, two-bath, open-concept, loft-style apartment with views of the Kennebec River. A mezzanine level was added to the unit, allowing for an open concept master suite and study. All of the handrails and mezzanine railing were custom-made by the owner with help from a local welder and craftsman. The original ceiling and floors were left intact and refinished. Two original wrought iron truss cables demarcate the mezzanine and the master bedroom.

 Windward Development worked with Frank Carr from No Hype Consulting, Bild Architecture, and Mandy Reynolds on the state and federal historic preservation tax credit approval process. Gorham Savings and Coastal Enterprises, Inc. were instrumental in financing the project. The City of Bath, in particular, Scott Davis, CEO, was also very supportive of the various elements and details of the project. Calendar Island Construction owned and operated by Frank Grondin completed all of the custom renovation and carpentry details.

The Medanick Building is a significant structure on an important corner in Bath’s historic downtown. Today. the ground floor of the Medanick Building is once again an active retail storefront.  Open to the public seven days a week, one can purchase unique and Maine-made home goods and hardware, as well as visit a working interior and home design studio. The residential unit upstairs is a live-work space, offering a blank canvas for MSDCo. to outfit as an additional “showroom” apartment which provides inspiration for the everyday. The preservation of significant historical aspects of the building, as well as the high-level of craftsmanship done by local tradesmen have made this a responsible and impressive historic redevelopment. Response to the project and the buildings new purpose have been beneficial to the area, inspiring other local building owners to make renewed investments in their structures.Project Participants

Project Participants

  • Sean Ireland, MEDANICK LLC / Windward Development

  • Brett Johsnson, Maine Street Design Co.

  • Rowan Wagner, Maine Street Design Co.

  • Evan Carroll, bild Architecture

  • Frank Grondin, Calendar Island Construction

  • Justin Fundaro, Calendar Island Construction

  • Terry Beam, All Pro Drywall/Painting

  • Nate Jung, Antique Window Restoration

  • Seth Ireland, Ireland's Remodeling Services LLC

  • Steve Reno, Reno's Excavation

  • Michael Therriault, Therriault & Therriualt

  • Andrew Smith, Baker Newman Noyes

  • Coastal Enterprises. Inc.

  • Gorham Savings Bank

  • Frank Carr, No Hype Consulting LLC

  • Mandy Reynolds

St. John's Catholic Church, Bangor

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Built in 1855, Saint John’s Catholic Church in Bangor is an elegant Gothic Revival style structure,  designed by Patrick C. Keely, a renowned Irish-American architect based in Brooklyn, New York. Keely is known for his work on nearly 600 churches all over New England, having become the in-house architect for the Roman Catholic archdioceses. One of its defining features is a slate-clad spire which sits atop a brick tower, creating an impressive 140-foot-high steeple that is visible from miles around the site. The church was listed  in the National Register of Historic Places in 1973.

The construction of this building was spurred by religious and communal pride from Bangor’s Irish immigrant population, who had sadly suffered decades of prejudice and abuse. The mid-1800’s saw a rise in immigrant opposition, led by the Know Nothing movement; a primarily anti-Catholic, and politically nativist group. To celebrate their identity and assert their presence of belonging within the city, the community commissioned this church, notably hiring an Irish-born architect who was by this time highly respected for religious architecture. During the construction of the church, local Irish laborers stood guard on-site against nearby Know-Nothings who had threatened to burn the structure. The style Keely chose was Gothic Revival, seen clearly in the pointed arch windows and doorways, rose windows complete with intricate tracery, and tall spire. Inside the church there is an historically significant organ, one of only 55 known E. and G.G. Hook three-manual pipe organs left today. The instrument was placed at this site in 1860, and underwent a restoration in 1981. 

By 2017, the steeple was showing signs of distress, and was experiencing significant water intrusion. Leaks were appearing from the open belfry through the deck and into the organ loft itself. In response, a Steeple Assessment was conducted in 2018 by Artifex A/E and Drake Masonry. That report identified multiple issues affecting the performance of the steeple that would lead eventually to its structural demise. For 165 years water coursing through the open lancet windows of the belfry was freezing on the belfry deck and seeping through deck perimeters and damaging finishes at the belfry level and below. The wood belfry ceiling was decayed and sagging and water draining off the belfry deck was staining the granite sills below the lancet openings. The upper four-foot section of brick masonry tower was distressed and required rehabilitation and reinforcing.

In addition, the anchorage of the spire’s framing to the masonry tower required attention and the copper flashings between an octagonal roof cap and the brick tower were permitting water intrusion and required seam closures. Finally, the decorative wood louvers on four sides of the spire were decayed and required rebuilding.

With the steeple assessment in hand, the parish applied for a Maine Steeples Fund grant and were successful in securing a $65,000 grant that enabled the steeple rehabilitation to proceed. Rehabilitation work began in October 2018 and was completed in June 2019.

 Work began with brick masonry rehabilitation. Repairs to the south wall required removal of loose bricks, along with the replacement of missing or damaged sill anchors in the 60 foot framed spire. Next, existing cementitious parge coat finish meant to protect the bricks had to be removed and cleaned off, as it had been damaged from years of freeze-thaw action. A new protective parge coat was applied to the bricks and mortar. To stop the further intrusion of water, insects, and birds to the belfry, the twelve lancet windows were fitted with refinished aluminum louvers. These were painted charcoal and were deeply recessed  in order to maintain the original appearance of open voids. The stains on the granite sills below these lancets were cleaned as well. Once the belfry was made weathertight, the damaged ceiling of below it was restored. On the interior, plaster wall finishes were restored to their original conditions prior to water damage. Finally, the decorative wood louvers on the spire were restored in-kind and painted to match the church’s existing trim. 

Overall, this rehabilitation project not only repaired serious structural and aesthetic damage on an architecturally significant building, but has furthered the community’s use of the space. This church has served, and continues to serve, the region’s Catholic community along with the general population through a multitude of services. This preservation project resolved significant envelope issues threatening this resource, ensuring the continuation of the church as a symbol of community strength and hope.

Project Participants

  • Rev. Frank Murray, Roman Catholic Diocese of Portland

  • Mike Pullen, AIA, Artifex A/E

  • Scott Homer, PE, Artifex A/E

  • Ben Cawley, G. Drake Masonry

St. Patrick's Convent / Sophia's Place, Lewiston

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Sophia’s House is a newly opened residential community of healing for women in Lewiston. This remarkable space came about through the restoration of an early twentieth century convent, creating a unique heritage of place which has served women of the area for over a century.

The development of the convent was led by Reverend Thomas Wallace, who  purchased the land for the church, convent, and school that were eventually constructed as the campus of St. Patrick’s Catholic Church (the church is now the Agora Grand Event Center). Commissioned in 1907 to serve as the convent for order of the Congregation of Notre Dame, the primarily brick building was designed in the Colonial Revival style and built in 1913. Although it is not confirmed, the assumed architect of the convent is James Murphy, who designed the church. Murphy was the professional partner and brother-in-law of renowned architect Patrick Keely, the architect of several nearby churches. 

The Sisters lived in the convent and taught at the nearby Wallace School, until the order was called to Montreal in 1967. It was subsequently occupied over the years by several religious communities and used as a priest’s home before falling vacant, save for the occasional squatter, for 10 to 15 years.

At the time of its acquisition by The Center for Wisdom’s Women there were many issues that required attention. Interior and exterior paint was peeling, water damage from a pipe burst had damaged the hardwood floors and parts of the ceiling and wall plaster, and the many windows were either non-functioning or broken. The building contained lead and asbestos that required remediation. There was no insulation. Despite its deteriorated condition, much of historic fabric of the space was intact and the structural bones were solid. Maine Preservation partnered on the project through its-then Field Service Manager Chris Closs and consultant Margaret Gaertner to provide historic tax credit consulting.

When approaching the design for Sophia’s House, preservation of the historic plan and conservation of original resources was of primary concern. An impressive amount was saved, with the exterior load-bearing brick walls, slate roof, wood windows, restored plaster walls, ceilings and hardwood floors remaining in place. Woodwork, doors, and cabinetry were repaired in place, or repurposed within the envelope, and anything not able to be re-used has been kept in storage. While the interior had to be altered slightly to accommodate the five planned apartments, all central hallways, the chapel, dining room, stairwells, and the main kitchen were kept as originally designed. Shared living spaces were placed in the attic so as not to disturb the floor plan. Modern safety requirements were added, including lighting, fire doors, and an exterior accessibility ramp, with a plan to include an external elevator in the future. 

In addition to architectural preservation concerns, this project was focused on eco-friendly action. Sixty percent of waste from the construction was recycled, and environmentally hazardous materials were fully abated. Landscaping is currently underway through a partnership with Maine Audubon. Native, pollinator-friendly, and even edible plant life will be cultivated at the site.

This successful adaptive reuse  project has resulted in the creation of a long-term residential community of healing for women survivors of trafficking, exploitation, incarceration, and addiction. The project was made possible through a broad community effort beginning with St. Mary’s Health System donating the building to the Center for Wisdom’s Women. Historic tax credits assisted with the funding, as did a grant from the Federal Home Loan Bank of Boston and another through AVCOG. Several large personal gifts kicked off a capital campaign which raised the remaining funds needed for the $1.7 million renovation. The City of Lewiston contributed CDBG funds. Operating expenses are supported by both rent income and project-based vouchers through the local housing authority.

Sophia’s House opened in January 2020 and is fulfilling its mission. The preservation of this convent continues to tell the story of a historic structure dedicated to serving as a safe haven for women.

Project Partcipants

  • Sue Kingsland, Exec. Dir. ,The Center for Wisdom's Women

  • Klara Tammany, The Center for Wisdom's Women

  • Carl Lakari, Carl Lakari, Inc.

  • Thomas Platz, Platz Associates

  • Gabrielle Russell, Platz Associates

  • Mike Hebert, Hebert Construction

  • Bill Mclaughlin, Platz Associates

  • Kevin Haley, Brann & Isaacson

  • John Kaminski, Drummond Woodsum

  • Federal Home Loan Bank of Boston

  • Northern New England Housing Investment Fund

  • Norway Savings Bank

  • Chris Closs, Closs Preservation / Maine Preservation

  • Margaret Gaertner, M. Gaertner, Historic Building Consultant / Maine Preservation

  • T.J. Hennen, Novogradac & Company LLP

York Manufacturing Mill No. 3 / Run of the Mill Lofts, Saco

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The Run of the Mill Lofts building was originally built by the York Manufacturing Company in 1837-1838, as part of the company’s cotton textile mill complex on Saco Island. These buildings, which are part of the Biddeford-Saco Mills Historic District, remind us of the longstanding tradition of industrial history in Saco and Biddeford, dating back to 1653, when the first industrial complex was built. Prior to the construction of Mill No. 3, the Saco Iron Works owned the land and ran a number of factories onsite, producing a range of goods for the region. After fire ravaged the extant buildings in 1830, the business was reorganized as the York Manufacturing Company, and, over the next twenty years, York built five mills, including Mill No. 3, a four-story structure, measuring 190 feet long by 40 feet wide.

The York complex, comprised of mill buildings, multiple cotton storehouses, a boiler house, office building, and additional subsidiary buildings, largely filled the north end of the island and was profitable for over 100 years. Cotton textile production ceased in 1958, when a tannery took over the spaces until 1982. A massive rehabilitation project for the complex was begun in 1986;  a number of buildings were demolished and Mills 1 and 2 were successfully rehabbed. More buildings were demolished in the 1990s, though luckily Mill 3 remained intact. The building was partially renovated in 2008, a project which created space for a brew pub on the first floor and addressed structural issues on the upper floors. Unfortunately, the national economic collapse that year prevented the completion of this initial project, and it wasn’t until recently that the building was fully restored. 

The scope of work included replacement of all the building’s inappropriate one-over-one windows which were installed in the 1980s with new appropriate windows that closely resemble the historic windows. All new plumbing and mechanical systems were installed in the upper stories for the new apartments. Historic wood ceilings, beams, and columns were left in place and not covered with modern material to retain the original fabric of the industrial space. Likewise, the brick exterior walls were kept exposed, allowing the historic character to mix with the new contemporary spaces. 

This adaptive reuse project created 24 units of market-rate housing on the upper stories of the building, and replaced inappropriate prior restoration work. With the completion of this project at Mill No. 3, all of the surviving buildings of the York Manufacturing Company complex have now been rehabilitated for new uses. New, market-rate housing has been created in the City of Saco, adding to the vibrancy and revitalization of downtown Saco and Biddeford. The mixed-use rehabilitation of Mill No. 3 by Dirigo Capital Advisors has returned an important part of the industrial history of Saco Island to a useful function, decades after its original use ceased with the closure of the York Manufacturing Company.

Project Participants

ROTM Lofts, LLC, Dirigo Capital Advisors

Kevin Mattson, Dirigo Capital Advisors

Kevin Tillson, Dirigo Capital Advisors

David Tucci, Dirigo Capital Advisors

Blaine Buck, Cordjia Capital Projects

Blaine Buck, Cordjia Capital Projects

DEMACON Masonry

Bruce Gammons, Gammons HVAC

CEI

David Perkins, Curtis Thaxter

Marc Powers, Purdy Powers & Co

Geoff Houghton, Run of the Mill Pub

Scott Hanson, Sutherland Conservation & Consulting

York Manufacturing Mill No. 4 / Saco Mill No. 4, Saco

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Geoff Spitzer, Chinburg Properties, discusses the rehabilitation of York Mill No. 4.

The Saco Mill No. 4 is part of a complex of industrial buildings located in the Biddeford-Saco Mills Historic District. The district was entered into the National Register of Historic Places in 2008, and encompasses the remaining buildings of four nineteenth-century manufacturing companies developed in the two neighboring towns along the Saco River Falls. This particular structure was built in 1841 by the York Manufacturing Company on Saco Island. Originally measuring 492 feet long by 75 feet wide and four stories tall, the building was extended in approximately 1887, adding an additional 224 feet in length. At the time the current rehabilitation project kicked off, Saco Mill No. 4 was the last remaining undeveloped mill structure in the area with redevelopment efforts stalling out a number of times over 30 years. The building suffered from long neglect and exposure to Maine’s harsh weather.

Getting the project off the ground began with successfully overcoming the challenge of demonstrating the feasibility of market-rate apartments to the financing team in an otherwise un-tested market. The project was supported by the developer Eric J. Chinburg, the City of Saco, and the developer’s financing team led by Maine-based Camden National Bank and Coastal Enterprises, Inc. The team used federal and state historic preservation tax credits to close the financing gap. The City of Saco provided additional support through the designation of the development as a Tax Increment Financing District (“TIF”).

The project’s scope was extensive. The structural framing was repaired and brick work on the interior and exterior was saved and repaired/repointed as needed. Historically appropriate, Low-E, argon gas-filled replacement windows were installed in all window openings. Once the facade and structure were restored, all new building systems to support modern living were constructed, including HVAC, fire sprinkler, fire alarm, plumbing, and electrical systems. A new egress stairway and an elevator were added to enhance livability and safety. Significant energy saving improvements were made, including insulation under the new roof, insulation under the first floor slab, air-sealing throughout the building, Energy Star rated, modulating natural gas boilers, indirect storage of hot water tanks, compact fluorescent lighting, and the energy efficient windows.

The development team overcame significant challenges during the course of the project, including dealing with more rot and decay and more contaminated soil than anticipated, resulting in higher haulage and disposal costs than originally planned; managing a construction effort that spanned two winters and that saw workers spread-out over a 240,000 square foot building; and constructing a sewage pump station and 700+ foot long force main on a rocky island.

Today, Saco Mill No. 4 highlights the nineteenth-century industrial architecture. The brick walls and the heavy timber beams and columns remain exposed. The mill redevelopment project delivered 150 new market-rate apartments and 30,000 square feet of leasable commercial space— all following National Park Service standards.

With these new apartments in an up-and-coming area, Saco Mill No. 4 has added housing for approximately 250 residents who now live, work, and play in the heart of downtown Saco and Biddeford. The mill is ideally situated between the two downtowns for exceptional walkability. It is also a stone’s throw away from the Saco Transportation Center for the Amtrak Downeaster and local bus routes for easy commuting and traveling by Saco Mill No. 4 residents. With the growth in rehabilitation around Saco Island, this mill project is another addition to the contextually rich and rediscovered space that was once a thriving industrial area.

Project Participants

  • Eric Chinburg, Saco Mill No. 4, LLC / Chinburg Builders, Inc.

  • Michael Lassel, Principal, Lassel Architects

  • Jim O'Brien, CSI Engineering

  • Jeffrey Nawrocki, JSN Associates, LLC

  • Paul Avery, President, Oak Consulting Group

  • Kelley LaRue, Studio KL

  • Matt Romines, CohnReznick LLP

  • John Kaminski, Drummond Woodsum

  • Camden National Bank

  • Enhanced Capital

  • Maine Rural Development Authority

  • Christine Beard, Principal, Tremont Preservation Services

The Maine Steeples Fund, Earle G. Shettleworth, Jr. Preservation Champion

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In 2006, an anonymous donor approached Maine Preservation and Maine Community Foundation about setting up a fund for churches across the state. As a sailor, the donor had noted that from the water, church steeples marked the location of village centers, and wished to help preserve them. Maine Steeples Fund was formed that year as a partnership among these three entities and has been striving to preserve Maine’s iconic church steeples ever since. Because of the administrative complexity of running this program, in 2019 the Maine Steeples Fund was reestablished independent of Maine Community Foundation, while Maine Preservation remained in partnership along with two other advisory board members. Over these years, from Aroostook County to York County, Maine Steeples Fund has been at the forefront of ensuring the continued stability of over 75 steeples and counting.

The expense associated with ongoing maintenance of church steeples is often daunting for a small congregation or civic organization to afford. Given the scale and height of the towers, and architectural details requiring specialized craftspersons, materials and custom millworks, the logistic and financial difficulties in taking on restoration efforts often give congregations pause before even getting started . Maine Steeples Fund has helped church congregations and non-profit groups bridge the often-significant gaps between enthusiasm, professional guidance, demonstrated need and available funding.

Maine Steeples Fund provides two types of assistance: help with assessing the condition of the steeple and the overall the church building; and restoration funding. Preassessments and full assessments of condition provide critical planning and guidance, which form the basis of successful steeple restoration projects. Pre-assessments are provided at no cost to qualified applicants while full assessments are made possible through a generous 90% matching grant of up to $5,000. The Fund has enabled numerous groups across the state to perform fundamental assessments that identify deficiencies that may not be immediately evident and establish the framework and priorities of needed interventions. These in turn define the scope of work, cost estimates, scheduling and fundraising goals needed to begin the process of steeple restoration.

Upon successfully completing assessments, selected applicants are invited to apply for a Steeple Restoration Grant. These 50% matching grants up to a maximum of $60,000 are applied to the stabilization and restoration of steeples within the scope of work identified during the Conditions Assessment. Maine Steeples Fund also maintains a list of best practices which help grant recipients in materials selection, design, and construction strategies using the Secretary of the Interior Standards as guiding principles. The critical importance of this program is indicated by the amount of matching funding that small congregations, some numbering in only the teens and twenties, are able to raise.

Over the course of the last 14 years Maine Steeples Fund has awarded more than $1.1 million in grants to aid in the restoration and preservation of these vital contributors to the cultural landscape of the entire state. Maine’s church steeples are irreplaceable reminders of our state’s rich architectural and social heritage and without the preservation-minded Maine Steeples Fund these architectural treasures would be of imminent danger of being lost to future generation to enjoy in all but photographs. For outstanding dedication, focus, and impact on a critical, highly visible feature of the historic built environment, Maine Preservation is please to honor the Maine Steeple Fund with the Earle G. Shettleworth, Jr. Preservation Champion Award.

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