October 11, 2022 at 6:00 am · Shelly Clark · Comments Off on The Right Equation for Responsible Development: Spotlight on Children’s Museum + Theatre

The Right Equation for Responsible Development: Spotlight on Children’s Museum + Theatre

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 2021, 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 Biddeford to Bangor, with each receiving special recognition at MEREDA’s 2022 Spring Conference on May 24th.

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 2021 Top 7 recipients include:

Harold Alfond Hall, Husson University (Bangor)
Thornton Heights Commons, South Portland Housing Development Corporation (South Portland)
Harnois & Emery Apartments, Westbrook Housing, Westbrook Development Corporation, and Anew Development (Westbrook)
Riverdam Mill Complex, Port Property (Biddeford)
40 Free Street, JB Brown & Sons & Ryan Senatore Architecture, (Portland)
Deering Place, Zachau Construction & Avesta Housing, (Portland)
Children’s Museum + Theatre Maine, Zachau Construction (Portland)

Please join us this week in celebrating Children’s Museum + Theatre Maine.

MEREDA: Describe the building and project.

Children’s Museum + Theatre:  The Children’s Museum + Theatre of Maine has been a longstanding staple of the Southern Maine Community. Offering a location for Children to play, explore and learn. The Children’s Museum launched a $14Million Capital Campaign to build the 30,000 SF new building on Thompson’s Point in Portland. Zachau Construction completed this project, delivering an iconic Portland building that can be seen from I295 and will be a place of exploration for Maine’s young community. The Museum will offer many new exhibits, each one was specifically reworked after the initial plans were created to make sure that people with disabilities can do as much as possible in the museum.

MEREDA: What was the impetus for this project?

Children’s Museum + Theatre:  The new CMTM, increased from a smaller footprint in downtown Portland to 30,000 SF on Thompson’s Point which increased the need for staffing within the organization. Additionally, as the location has moved to location much more accessible to the public, this increases revenue for the organization and creates another attraction in Portland.

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

Children’s Museum + Theatre:  As the construction management partner on the project, we were in the planning stages with the Children’s Museum + Theatre for about a four years.

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

Children’s Museum + Theatre:  As with all builds in 2020 and 2021, we had to overcome the uncertainty of COVID 19 and delays and supply chain issues associated with the pandemic. In addition to the pandemic the site where the building sits had to be stabilized to support the building. We used a method called Surcharge or preloading, which is used by the soil engineers to improve the weak compressible earth, by subjecting the site to an additional fill.

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

Children’s Museum + Theatre:  The building features a unique colorful siding that mimics patterns found in nature. Also a giant one-of-a-kind periscopic camera obscura owned by the Children’s Museum & Theatre of Maine. The camera’s high-end optics, including a special aluminum-coated mirror used in large telescopes and two precision lenses fabricated by Kodak Inc.’s military division, will project the panoramic views visible from the rooftop down onto an exhibit table on the third floor, just as it did previously at the Free Street location. CMTM also has a live active beehive as one of its many state-of-the-art exhibits.

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

Children’s Museum + Theatre:  This noteworthy addition to Portland, Maine features a unique multi-color siding drawing attention to its location on Thompson’s Point. The siding was designed to support the museum’s mission to inspire discovery and imagination through exploration and play. The exterior is composed of painted metal shingles and inspired by patterns in nature, such as ripples on the water, butterfly wings, fish scales, etc. The project also features state-of-the-art exhibits, theatre and adds to the Maine Arts and Culture scene.

September 27, 2022 at 6:00 am · Shelly Clark · Comments Off on 4 Ways to Prepare Your Business for a Storm

4 Ways to Prepare Your Business for a Storm

By Barb Rapoza and Holly Merrill, Marketing Managers, SERVPRO  

Here in Maine our weather can be unpredictable, and we do not know what to expect after a storm event. The storm could bring on flooding, wind, snow, or ice buildup and depending on the severity it can interrupt businesses from operating normally. Some businesses end up having to close their doors whether it be temporarily or permanently as they do not have contingency or action plans in place. Don’t be one of the potential businesses that do not reopen after a disaster.

When flood water enters your building, your first thought may be related to how you could have prevented the disaster. Instead of letting a flooded building ruin your operations for several days, or even several weeks, there are steps you should take to prepare your business for impending storms.

1. Develop a Plan 

Planning for water damage is the best way to deal with it when it arrives. Decide who is responsible for doing what in the event of a disaster and what you need to do to operate your business from a remote site. You should write out this plan and introduce it to your employees, so they are aware of what to do when flood water entering your building becomes a possibility.

2. Back Up Your Data

Your business’ data and important information may not survive a flood if it is not backed up to remote or cloud-based servers. Well before a disaster hits, take time to research data backup options and transfer important information from your physical location to electronic files.

3. Watch the Weather

It’s hard to know if a flood will happen if you aren’t aware of the weather. Pay attention to the weather in your area and put your emergency plan into action if there is a chance your location could flood in the event of a serious storm.

4. Plan for Quick Restoration

Before a storm hits your location, know the names, and contact information for your key contractors (Plumbers, Electricians, HVAC Company, Painters, Landscaping, Snow Removal, and Restoration Professional, etc.) Be sure to have all your key utility contact details and ensure your staff know the locations of key shut offs. You should be able to access this information easily if flood water enters your building, so you can protect your operations and clean up the damage a quickly as possible. Failure to eliminate standing floodwater and dry out your building’s structure and materials as quickly as you can, could result in additional damage, lost operation time, and mold growth.

Getting your own plan together can help prevent you from being one of the up to 50% of businesses that do not reopen after some sort of storm disaster. If you need assistance putting a plan together, we can assist you with our emergency ready profile. This is a no cost assessment that will walk you through all of these steps and help make it easier for you to put together and you will receive a hard copy and online access as well as be able to download it within your app store so you can have it with you at all times. For more information, you can contact Barb Rapoza at barbara@servprobb.com or Holly Merrill at holly@servproportland.me.

September 20, 2022 at 6:00 am · Shelly Clark · Comments Off on The Right Equation for Responsible Development: Spotlight on 40 Free Street (Portland)

The Right Equation for Responsible Development: Spotlight on 40 Free Street (Portland)

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 2021, 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 Biddeford to Bangor, with each receiving special recognition at MEREDA’s 2022 Spring Conference on May 24th.

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 2021 Top 7 recipients include:

Harold Alfond Hall, Husson University (Bangor)
Harnois & Emery Apartments, Westbrook Housing, Westbrook Development Corporation, and Anew Development (Westbrook)
Thornton Heights Commons, South Portland Housing Development Corporation (South Portland)
Riverdam Mill Complex, Port Property (Biddeford)
40 Free Street, JB Brown & Sons & Ryan Senatore Architecture, (Portland)
Deering Place, Zachau Construction & Avesta Housing, (Portland)
Children’s Museum + Theatre Maine, Zachau Construction (Portland)

Please join us this week in celebrating 40 Free Street.

MEREDA:  Describe the building and project.

40 Free Street: Located in Portland’s Old Port, 40 Free Street is a new construction mixed-use building made up of five retail spaces at the street level and 51 market-rate apartment units on its upper floors. Prior to its development, the project site was occupied by a surface parking lot which limited density in Portland’s downtown urban core and fractured the historic streetscape along Free Street. Through development of an energy-efficient building, offering environmental, economic, and social benefits, the 40 Free Street project provides an architecturally holistic solution for its site and for downtown Portland.

MEREDA:  What was the impetus for this project?  

40 Free Street: We felt the break in the pedestrian street wall was problematic, as were cars entering and exiting between buildings. This, coupled with the need for housing, we felt the project would be successful.

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

40 Free Street: We started the planning/development process in early 2019, commenced construction in the summer of 2019 and opened in April 2021, so the full process was about 27 months.

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

40 Free Street: Site work is always a challenge as is the final punch list for obtaining a Certificate of Occupancy, which was further complicated by the Pandemic.

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

40 Free Street: That you can plan for typical bumps with any project, but the Pandemic was a new twist that we needed to manage through.

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

40 Free Street: How the building fits seamlessly into the urban fabric of Free Street.

September 6, 2022 at 6:00 am · Shelly Clark · Comments Off on The Right Equation for Responsible Development: Spotlight on Harnois & Emery Apartments (Westbrook)

The Right Equation for Responsible Development: Spotlight on Harnois & Emery Apartments (Westbrook)

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 2021, 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 Biddeford to Bangor, with each receiving special recognition at MEREDA’s 2022 Spring Conference on May 24th.

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 2021 Top 7 recipients include:

Harold Alfond Hall, Husson University (Bangor)
Harnois & Emery Apartments, Westbrook Housing, Westbrook Development Corporation, and Anew Development (Westbrook)
Thornton Heights Commons, South Portland Housing Development Corporation (South Portland)
Riverdam Mill Complex, Port Property (Biddeford)
40 Free Street, JB Brown & Sons & Ryan Senatore Architecture, (Portland)
Deering Place, Zachau Construction & Avesta Housing, (Portland)
Children’s Museum + Theatre Maine, Zachau Construction (Portland)

Please join us this week in celebrating Harnois & Emery Apartments.

MEREDA:  Describe the building and project.

Harnois & Emery Apartments:  Harnois & Emery Apartments is a two-phased, 91-unit apartment complex at 67 & 70 Ruth Hunton Court in Westbrook. Completed in January of 2021, Phase I is the 5-story, 61-unit Robert Harnois Apartments. In November of 2021, Phase II was completed; the 4-story, 30-unit Lewis Emery Apartments. These combined 91 apartments serve low-income Westbrook seniors with high-quality, beautiful, and affordable homes at a time of unprecedented housing need in the community. Resident amenities include outdoor gathering spaces, universal accessibility, a beautifully furnished 2,000 s.f multi-purpose room, a fitness center, laundry and community rooms, and a meandering nature path with benches set at scenic viewpoints.

The Harnois & Emery campus is set high on Deer Hill in a quiet, idyllic wooded setting providing residents with a calming connection to nature. At the same time, it is a short walk to Westbrook’s Main Street shopping district including the Kohl’s and Rock Row plazas as well as a Metro bus stop providing easy access across greater Portland.

Harnois & Emery Apartments were funded by a complex stack of capital sources and financial instruments made possible by MaineHousing, Boston Financial, the City of Westbrook, Westbrook Housing, and Saco & Biddeford Savings Institution. Westbrook Housing and Anew Development are grateful to the Harnois & Emery design and construction teams. Benchmark Construction provided excellent planning and oversight as the project’s Construction Manager. Archetype Architects, Gorrill-Palmer provided the innovative design and engineering services that
physically transformed the property and the attorneys at Drummond Woodsum guided the project with expert legal counsel.

Thanks to the combined efforts of the entire Riverview Terrace team, these 91 units of quality senior housing have been developed to serve Westbrook area seniors for generations to come in an environment that supports them not just with financial security but with independence, comfort, safety, social connectivity, and health and well-being.

MEREDA:  What was the impetus for this project?  

Harnois & Emery Apartments: Westbrook Housing recognized a unique opportunity to address the unmet housing needs of lower-income Westbrook Seniors by developing a roughly 5.5-acre parcel of urban infill land using a blend of available Federal, State, local and private housing resources.

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

Harnois & Emery Apartments: Conceptual planning and due diligence began in 2013 and the project was finally fully permitted and funded by 2019.

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

Harnois & Emery Apartments: The challenges facing the project were many. It started with the physical challenges presented by the site. Steep slopes, ledge, cross easements, and traffic control all presented significant design challenges. The project would never have moved past a concept without the skill and dedication of the design team at Archetype Architects and the engineering oversight of Steve Bushey at Gorrill Palmer. Given the high development costs created by the infill challenges presented by the site, the project was more difficult to fund than many. If not for the steadfast dedication of MaineHousing, Boston Financial, the City of Westbrook, and Westbrook Housing, the project would never have been possible.

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

Harnois & Emery Apartments: The project taught us once again the massive importance of assembling a winning project development team. Affordable housing development is seldom or predictable but with a high-capacity, dedicated, and well-coordinated team of regulators, funders, designers, builders in place, challenges to the project’s success can be overcome.

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

Harnois & Emery Apartments: As developers, we have spent nearly 10 years planning and negotiating Harnois & Emery’s complex interplay of dollars, dates, and details. At the end of the day, however, the most notable outcome of the project is the immensely positive impact it has on its residents and the community at large. The 91 seniors who now call Harnois & Emery home now live with improved economic security, physical comfort, and social support. All of the developers’ hard work and challenges melt away in memory when they meet residents and hear them explain how important the project is to their lives and to members of their families and community support networks. While Harnois & Emery are, on their face, real estate developments, at their heart they are great feats of human and community development.

August 16, 2022 at 6:00 am · Shelly Clark · Comments Off on The Right Equation for Responsible Development: Spotlight on Riverdam (Biddeford)

The Right Equation for Responsible Development: Spotlight on Riverdam (Biddeford)

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 2021, 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 Biddeford to Bangor, with each receiving special recognition at MEREDA’s 2022 Spring Conference on May 24th.

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 2021 Top 7 recipients include:

Harold Alfond Hall, Husson University (Bangor)
Harnois & Emery Apartments, Westbrook Housing, Westbrook Development Corporation, and Anew Development (Westbrook)
Thornton Heights Commons, South Portland Housing Development Corporation (South Portland)
Riverdam Mill Complex, Port Property (Biddeford)
40 Free Street, JB Brown & Sons & Ryan Senatore Architecture, (Portland)
Deering Place, Zachau Construction & Avesta Housing, (Portland)
Children’s Museum + Theatre Maine, Zachau Construction (Portland)

Please join us this week in celebrating Riverdam.

MEREDA:  Describe the building and project.

Riverdam: Riverdam consists of two 19th century industrial buildings, nestled along the banks of the Saco River in Biddeford’s vibrant and evolving Mill District. Built in 1842 to produce machinery for the area’s booming textile industry, the historic Riverdam Mill Complex had been mostly underutilized and vacant but for two commercial tenants in recent years. This renovation project revitalized the Riverdam Mill Complex into the distinguished living community it is today. Riverdam is now fully leased and features 71 modern units and a variety of local commercial tenants, including restaurant and brewery, Blaze Brewing Co. and wellness co-op space, ToGather.

Throughout the project, it was of the utmost importance to honor the rich history of the buildings and preserve the intricate details of each space. Exposed brick, beams, and high ceilings were combined with elevated community amenities – including a state-of-the-art fitness center, rooftop space, and resident lounge – to create a distinctive and desirable live-work-play environment right on the Saco River.

MEREDA:  What was the impetus for this project?  

Riverdam:  Built to accommodate the heightened demand of Biddeford’s housing market, Riverdam aimed to create much needed housing while fostering community connections within downtown Biddeford. The purchase and redevelopment of the Riverdam Mill Complex contributes to the City of Biddeford’s planned growth of downtown’s historic Mill District.

A primary goal throughout the project was to preserve the authentic characteristics of a 19th century industrial building while offering amenities unmatched in the area – including the uniqueness and individuality of each floorplan within the Riverdam community. Each Riverdam unit showcases an entirely unique floorplan, leveraging the building’s historic features and thoughtful preservation process.

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

Riverdam:  The planning stages of this project took about 8 months to complete. Both mill properties were purchased in 2019, with the first phase of construction beginning in early 2020. Our A&D team worked hand-in-hand with our in-house construction team to create floorplans that both embraced and enhanced the characteristics of Riverdam’s “industrial contemporary” design. In 2021, we officially capped off construction on our last round of one-bedrooms and completed final touches to our amenity spaces.

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

Riverdam:  As the Riverdam Mill Complex is a historic property, it did not come without surprises or challenges! During renovations, the interiors of both buildings were fully gutted. We preserved the site’s original brick, beams, and oversized mill windows for reinstallation.

Although challenging, historic rehabilitation projects are always incredibly gratifying as they breathe new life into an underused building and can revitalize the surrounding area. One of the major challenges was a structural issue within Building 3. A 2,000 square-foot area of the masonry wall was compromised, requiring careful attention. This back corner was ultimately reconstructed into a riverfront easement that allowed for the expansion of the RiverWalk – a walking bridge and trail which offers pedestrian access to the Saco River.

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

Riverdam:  The impact of collaboration. From the performance of our construction team to the vision of our architecture and design teams, the level of collaboration and quality was at a level higher than we could’ve ever hoped for. One of the most impactful and mutually beneficial elements of collaboration was between our team and the City of Biddeford. Stemming from the structural challenges at Building 3, the City of Biddeford provided financing for the project in exchange for our team’s assistance in expanding the RiverWalk and creating ADA access via an elevator. This was a true win-win situation, as it created an even closer partnership with the City of Biddeford and enabled us to prioritize the surrounding community.

Riverdam highlights the positive impact of a community effort – offering vital housing for the City’s growing population while fostering a riverside destination for neighbors, residents, and patrons within the Biddeford-Saco area and beyond.

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

Riverdam:  It’s hard to pick just one! From the individual floorplans to the historic features to its scenic location, Riverdam is truly unique. Riverdam’s setting may be its most notable feature, as this applies to its geographic location along the Saco River as well as its setting within the Biddeford-Saco community and the nearby RiverWalk.

Riverdam sits directly on the river’s edge overlooking a series of waterfalls. Our direct access to the RiverWalk opens up the community to not only our residents, but to all visitors and neighbors of Biddeford. We’re proud to put forth such a distinct community and to play a role in Biddeford’s economic, culinary and cultural renaissance.

August 9, 2022 at 6:00 am · Shelly Clark · Comments Off on Highlighting the Construction Component of the 2022 MEREDA Index

Highlighting the Construction Component of the 2022 MEREDA Index

On May 24, Shannon Richards, Founder of Hay Runner, was a commentator for the Maine Real Estate & Development Association’s (MEREDA’s) 2022 MEREDA Index. Shannon’s comments on the Commercial Sector follow Economist Charles Colgan’s analysis for 2021. 

The MEREDA Index is a measure of real estate activity designed to track changes in Maine’s real estate markets. The Index is a composite of nine seasonally adjusted measures reflecting both new development and transactions involving existing properties and it covers both the commercial and residential markets statewide. The most recent edition covers the year 2020 and provides commentary on the Commercial, Residential, and Construction sectors. The MEREDA Index for 2021 is 116.3

THE CONSTRUCTION COMPONENT:  96.3

[Charles Colgan Analysis] “The Construction Employment Index was up 0.8% in 2021 over 2020. The seasonally adjusted index was strongest in the second and third quarter, but employment tailed off in the first and fourth quarters. The large volume of commercial transactions and growth in square feet together with growth in residential permits should probably have resulted in more of an increase in construction employment than was actually observed. The rather modest increase very likely reflected the overall labor shortages that characterized the economy throughout 2021.”

[Shannon Richards, Founder, Hay Runner]  “I picture construction’s share of the Maine economy like a huge sound system – the volume cranked up too high and base thumping hard…exciting and energizing, but after a while it feels like we need to dial it back a bit. The pressure is high and not letting up. Here’s why:

The construction market in Maine crosses many sectors – industrial, commercial, retail, and residential. While a little different for each, one thing remains constant: more than enough work, not enough bodies. Baby-boomers are retiring in droves, and news flash – there are not enough Gen-Xers to take over. Millennials are starting to fill the gaps, but experience is a desirable and uncommon differentiator. These labor shortages are a critical factor in the success of our construction businesses, and the economy overall. Right now it’s putting a major restriction on how much and how fast we can build… and, trust me, there is a waiting list.

I see three other factors driving the construction market and adding to the pressure: cash, remote work, and home improvement. With lots of available cash and rates still low, money is looking for places to diversify and return to investors. This is helpful to commercial and industrial locations… heck, even hotels are bouncing back. Covid may have shaken the tree and helped solidify areas of opportunity. Next, remote workers ‘from away’ are relocating to ‘Vacationland’ and turning it into ‘Staycationland.’ When they come, they bring their salaries and sometimes their businesses. Lastly, Mainers of all types have been on lockdown and want to improve or expand their homes. The trend I have seen is clients are saving more and their spending habits have changed. Family life has changed, too, thanks to the ‘work from home’ model…and oh, yeah, many had ‘kids at school’ working next to them so they desperately needed more space.

Focusing on 2021 residential construction, activity was strong despite Covid – especially along the coast. The aging housing stock in Maine means most existing housing needs to be renovated and many homeowners lack the experience or desire to work on their homes themselves. With a critically low supply of housing and the federal infrastructure stimulus coming, we may see more people settle here, which will only increase the pressure to build new or improved homes. A state with such a modest population is bound to feel changes like this across the board and it’s likely this uncomfortable transition will take years to play out.”