The Right Equation for Responsible Development: Spotlight on Johnson Hall Opera House (Gardiner)

Each year, the Maine Real Estate & Development Association (MEREDA) recognizes some of the state’s most “noteworthy and significant” real estate projects, completed in the previous year. The exemplary projects from across the state, completed in 2023, not only embody MEREDA’s belief in responsible real estate development, but also exemplify best practices in the industry, contributing to Maine’s economic growth by significant investment of resources and job creation statewide.
This year, MEREDA honored projects from Portland to Gardiner to Presque Isle, with each receiving special recognition at MEREDA’s 2024 Spring Conference on May 15th.

In a multi-part series exclusive to the Maine Real Estate Insider, we’ll provide an up-close look at the most notable commercial development projects of the past year that are helping to fuel Maine’s economy in terms of investment and job creation. MEREDA is proud to recognize responsible development based upon criteria including environmental sustainability, economic impact, energy efficiency, difficulty of the development, uniqueness, social impact and job creation.

MEREDA’s 2023 Top 7 recipients include:

University of Southern Maine Portland Commons Residence Hall and McGoldrick Center for Career & Student Success, Capstone Development Partners (Portland)
Maine Savings Amphitheater, Waterfront Concerts, LLC (Bangor)
Phoenix Flats, Community Housing of Maine (Portland)
Homeless Services Center, Developers Collaborative (Portland)
Northeastland Hotel, Haley Ward, Inc. (Presque Isle)
Johnson Hall Opera House, Johnson Hall Redevelopment, LLC (Gardiner)
The Armature at Hanover Works, Reveler Development (Portland)

Please join us this week in celebrating Johnson Hall Opera House.

Photos courtesy of Mercedes Arnold

MEREDA: Describe the building and project.

As Maine’s oldest Opera Theater, the three-story brick Italianate building is a significant feature of Gardiner’s Historic District with a fascinating history spanning over 150 years. From its original construction in 1864 as a livery stable to a retail space with storefronts in 1884, to the 1888 Opera House renovation that included an elaborate redecorating scheme, to the 1930 movie theater renovation and post fire movie theater redecoration in 1932, and alterations and partial demolition in the later 20th century. Each successive alteration removed some old and added new decorative finishes and building elements. This has resulted in a buildup of partial layers of architectural elements and decorative finishes, each representing a significant point in the history and use of the theater at Johnson Hall. The building suffered devastating fires in 1904, 1922, and 1932 and severe flooding in 1936 and 1987.

The scope of work included 13,500 SF of exterior and interior renovations to all three floors including a new balcony. The completed building features:
• A 400-seat theater on the third floor, with an upper balcony, raked seating to improve sight lines for all, and state-of-the-art sound, lighting, and projection equipment;
• A gracious lobby and concessions area, restrooms, and a green room/dressing room for performers on the second floor;
• An expanded foyer and full-service box office on the ground floor;
• A renovated 100-seat theater on the lower level; and
• ADA-compliant access to all areas of the facility, including ramps, an elevator and a stage lift.

The project was constructed in conformance with historic standards as set forth by the National Park Service, Maine Historical Preservation Commission standards and Gardiner Historical Society requirements.

MEREDA: What was the impetus for this project?

In 1985, Benny and Denise Reehl moved to Gardiner after discovering the unused theater badly in need of repair. Teaming with local citizens, Logan Johnston, Greg Kaloust, and Elliot Freeman, the group purchased the building. The original intent was to restore the third floor hall, but after the flood of 1987, they made the strategic decision to create a teaching studio on the ground floor. The Studio Theater at Johnson Hall opened in 1991. The Studio has operated continually since its opening welcoming audiences to a mix of dance, comedy, music, movies and live theater. However, the original dream never went away.

MEREDA: That sounds like quite a process. How long were you in the planning stages before construction started?

Current Executive Artistic Director, Mike Miclon, was hired in 2013. Immediately thereafter, the Johnson Hall Board of Directors embarked on a bold new course to fully rehabilitate the historic third floor theater. With a core of hard working and energized volunteers, and committed staff, the Hall’s supporters spent the next decade working on a capital campaign. Early in the process, Johnson Hall engaged the development team (Developers Collaborative, Archetype Architects and Drummond Woodsum) on a consulting basis to learn about how State and Federal Historic tax credits could also help inject capital into the project. Ganneston Construction was hired in 2020 to start work on exterior repairs that were paid for through a Maine Development Foundation RevitalizeME Grant. Ganneston started the interior rehabilitation in earnest in 2022 once the capital campaign reached its goal.

MEREDA: Tell us about the most challenging aspect of getting this project completed.

The project was delayed two years due to funding challenges and escalating construction costs during COVID, at the same time there was a completion deadline to obtain historical tax credits that were funding a sizable portion of the project. To meet these challenges, a permit was obtained to perform demolition within the building while waiting for National Park Service approvals, critical materials and equipment subjective to inflation and availability were purchased, and efforts were made to collaborate with subcontractors and material and equipment suppliers to meet the deadline early. As well as engaging the State Fire Marshal, State Elevator Inspector, and all Departments of the City of Gardiner during the project.

MEREDA: Something unexpected you learned along the way was….

During construction, hidden water conditions and substantial fire damage were discovered in multiple locations. The fire damage compromised the structural integrity of the building in certain locations. In coordination with the architect, consultants, subcontractors and crews, these circumstances were addressed, and the project was kept on schedule.

MEREDA: Now that it’s complete, what feature of the project do you think makes it the most notable?

With the end of construction, Johnson Hall Opera House will promote, create, and inspire artistic excellence through the presentation of world class entertainment and professional performing arts education to the Kennebec Valley region and surrounding areas. This project will allow Johnson Hall to expand its current educational programs and build upon SPARK and Artists in the Schools. SPARK invites students to explore the many theatrical elements of live performing where students learn techniques in improvisation, stage direction, circus arts, show creation and presentation for an audience. Artist in the School provides schools with the opportunity to have professional artists perform at no cost to the school. Johnson Hall will also continue its free summer Waterfront Concert series.