28 Walker Development had a vision of transforming more than 18 acres of former brownfield industrial space into a booming community in Baltimore, Maryland. In 2009, Kinsley joined the team to deliver the McHenry Row mixed-use redevelopment project through three phases of construction, including:
- 1500 Ramparts Office Building – Construction, site work and steel erection for a new six-story, 90,000-square-foot office building.
- McHenry Row Apartments – Construction of two new six-story, 250-unit residential apartments with ground-floor retail tenants ranging from banking to full-service restaurants.
- Banner Office Building – Construction and steel fabrication and erection to transform a two-story former seafood processing facility into a four-story office building with over 105,000 square feet of new space.
- Porter Street Parking Garage – A 600-space, 200,000-square-foot precast concrete parking garage which includes two elevators, three stairwells and LED lighting with motion detection.
- Porter Street Apartments – A dual structure apartment building totaling 223 units and 226,200 square feet, that wraps around the new garage.
- Star Building Office – Construction of a new five-story, 73,000-square-foot office building.
- Courtyard by Marriott Hotel – Construction of a new 126-room hotel as well as site improvements including a parking lot, walkways, landscaping, a dog park, and on-site utilities and tie-ins.
TACKLING THE ROADBLOCKS
One challenge that seemed to impact every project was an aggressive schedule. Harsh weather and late changes to design added to the difficulty of maintaining the schedule. When constructing the McHenry Row Apartments in phase one, our team was able to self-perform all of the concrete work, and our steel team erected the steel structure quickly, allowing us to pick up four weeks of time. Having the ability to self-perform work also helped our crews keep the Banner Office building on track. The original scope included only the renovation of the existing facility, but after construction began, the design changed to add two new floors on top of the existing building. Our team was able to modify the sequence to accommodate the changes and self-performed steel fabrication and erection to expedite the work.
Working on projects that were partially occupied also became a challenge during the Banner Office building phase. Phillips Seafoods’ food production facility was in operation on the ground floor of the building as we renovated the second floor, and added two floors to the building. We removed the second-floor roof, installed a temporary roofing system, and conducted daily maintenance and inspections to prevent water from infiltrating into the food processing facility. To support their ongoing production, we carefully sequenced our work to avoid interference with their loading dock access and to ensure mechanical and electrical systems remained in constant service.
Our construction team was up against site restrictions, especially in the final phase of work for this project. The Star Building office and Courtyard by Marriott hotel projects utilized the same access road and laydown area. With a shared space, our team had to carefully sequence all work and material delivery schedules for both projects. By providing additional planning and coordination, we were able to maintain the access road and avoid interrupting construction activities on both projects.
MAINTAINING QUALITY THROUGHOUT EACH PHASE
One decade, three phases, seven projects and 1,109,200 square feet later – the McHenry Row redevelopment project is complete. Despite aggressive schedules, site restrictions and working on occupied buildings, our teams were able to deliver seven quality projects. A testament of our team's successful work can be found in the various awards these projects have earned.
The 1500 Ramparts Office building earned a NAIOP Award of Excellence and MD Economic Development Project Award; the Banner Office building earned a 1st Place Real Estate Inc Top Project and ABC Excellence in Construction Award; and the Porter Street Apartments earned a ULI Baltimore Wavemaker Award, the MAREJ Largest Multifamily Project and ULI Baltimore People’s Choice Award; and the Star Office Building's MOI office fit-out received AIA Baltimore's Excellence in Design Awards People's Choice Award.
Transforming the brownfield site into a booming urban neighborhood took an all-hands-on-deck effort from Kinsley’s building, steel fabrication and erection, and site work teams. Congratulations to everyone who helped rebuild this community!