Project Overview

250 Main Street is a contemporary mixed use project that has been designed to the high standards of Rockland’s Main Street historic buildings while at the same time respecting the scale of the surrounding residential community. The five story structure will require a minimum of electrical power and fossil fuel energy to operate. Super insulation, solar control devices to minimize heat gain in the summer and provide passive heating in the winter, light shelves to direct natural sun light into the interior, solar hot water collectors on the roof to assist in radiant floor space heating, and a vegetated roof; all contribute to making 250 Main Street a sustainable project for the 21st century.

The building’s mass has been “scaled down” through the careful articulation of form and materials. The upper story along Main Street has been set back 5 feet and the upper south-west corner removed to further reduce the structure’s perceivedheight and mass. The terra-cotta “rain screen” tile cladding, chosen for its durability, lightness and visual connection to the existing brick buildings along Main Street is the structure’s primary exterior building material. This deep red-orange surface further subdivides the project into two distinct three and four story structures. A glass wall system has been incorporated to separate these smaller tile clad structures from themselves as well as from the adjacent brick building to the north. The penthouse on the upper level is also clad in glass. Natural impregnated wood or cement fiber panels will clad the north elevation and wrap around the elevator shaft on the north-west corner of the structure. The interplay of form and materials create a vibrant composition of components that respect the historic fabric of Rockland while celebrating the city’s arrival into the 21st century.

Concept and Background

The concept behind The Lofts at 250 Main project is to create a quality living experience that captures all of the assets of a downtown Rockland location in a customized, efficient and aesthetically pleasing living arrangement. Lyman-Morse Boatbuilding will be the lead contractor for the project and is also the developer. They plan to integrate the custom carpentry, systems, fabrication and design professionals that they currently employ on custom yacht construction and apply their skills and expertise in creative ways in a residential application in Downtown Rockland across the street from the harbor and easy walking distance to all the shops, restaurants and cultural opportunities Rockland offers.

A total of 5 residential units will be constructed on floors 3, 4, & 5 along with retail and office space on floors 1 & 2. The residential units are of a smaller footprint--either 860 s.f. or 1140 s.f. for floors 3 and 4 and 1550 s.f. for the 5th floor penthouse--so the intent is to craft a very efficient floor plan (much like what is found on a well-designed boat) and apply it in this setting. Furthermore, given today's trends in living there is an increased appreciation for smaller and more thoughtfully designed spaces that are of higher quality and efficiency. Of course, a major emphasis of the project is to connect with the ocean and Rockland Harbor. Consequently, Lyman-Morse will offer mooring and slip arrangements in town to suit a particular client and their boating needs. In addition, Lyman-Morse will be able to offer specialized boating services for owners in the project as a way to more completely integrate the ocean and mainland living experiences for residents.

From a technical standpoint, the building will have a steel frame and super insulating thermasteel panels--all custom fabricated at Lyman-Morse and erected on site. Each floor will have a concrete slab with in-floor radiant heat powered by highly efficient propane boiler systems (each unit will have its own dedicated system). Additional amenities include elevators, solar hot water panels for domestic water, a shared vegetated roof top deck, high performance windows and low maintenance exterior finish material. Each unit will have one parking space on site.

This project has the potential to be really outstanding and a one-of-a-kind for Rockland. The hope is that once a potential buyer is interested that a dialogue can commence to create a framework for the custom features and amenities he/she desires to outfit the loft to his/her satisfaction complete with a full project budget and specifications list. The quality of Lyman-Morse is recognized in the boat world and their skills and expertise will translate well in this residential application.

Features

  • The Lofts at 250 Main are designed and built on the idea that a building can and should respect both its community and the environment as a whole. Our goal is to offer a building that refers to the local cityscape's hues and rhythm while looking forward to a new green aesthetic that finds beauty in sustainable design and energy efficiency. All major components have been selected for their sustainability, long - term performance and durability.
  • The exterior rain screen façade is constructed of terra-cotta tiles and autoclaved cementitious panels, two materials that last for generations and are produced from natural materials. The rain screen design creates a cavity between the façade and the structural wall that allows any moisture to escape and helps cool the building in summer months. In addition, this design has excellent sound attenuation qualities.
  • The exterior walls are constructed of Thermasteel light gauge steel panels (15-25% recycled content) with stabilized (installed) R-25 performance. The panel system is fully thermally broken, meaning no thermal conductivity between the interior and exterior of the wall panel. The EPS foam insulation incorporated in the panel is non-toxic w/ no off- gassing and requires no additional chemical treatment for pest and fire proofing. This simple yet cutting- edge system also minimizes sound transmission.
  • The heating system utilizes radiant floors supplied by direct vent gas boilers which operate at 96% efficiency. These same boilers also provide on-demand domestic hot water. Hot water needs will also be supplemented by solar panels on the roof.
  • Expansive windows on the south and southeast walls are coupled with solar shades attached to the exterior. This allows natural light to reach all areas of the open loft-style units without adding excessive solar heat gain. The window units themselves are double-glazed with low-e 366 glass providing an optimum balance between visible light transmission and heat gain. Nearly all the window units feature an operable panel for fresh air. Fresh air will also be provided by energy recovering ventilators (ERV's) which bring in fresh air while keeping heating/cooling loss to a minimum.
  • A vegetated roof system will cover half of the roof surface. Vegetated roofs, also known as green roofs, help to moderate the buildings temperature, minimize the "heat island " effect in downtown locations and control storm water runoff. A roof top deck open to residents allows access to this green space with a spectacular view.
  • Mineral fiber insulation will be used in all interior floors and separation walls. This is a 100% natural rock "wool" that is fire proof with no additional chemical treatment. Mineral batt insulation has been shown to be equal or better in thermal performance to fiberglass and several times better in sound attenuation.
  • These systems combine to make a building that is both energy efficient and built to stand up to the demanding conditions of the coast of Maine. The lofts at 250 Main will be quiet, warm, and bright!

Loft Specifications and Options

  • Windows and exterior doors- Marvin Clad Ultimate; Kynar – coated aluminum exterior; quarter sawn Douglas fir interior; stainless steel hardware; screens; Lo-E 366 glass : U-factor .29, SGHC .19 Available options- painted interior, brass hardware Possible upgrades : Mahogany or Cherry interior, custom hardware.
  • Interior millwork and trim- clear trim of solid Douglas fir or painted maple; solid interior doors with option of quartered fir, maple, or birch veneers or painted; entry doors fire rated 45 min. Sugatsune stainless or Baldwin hardware. Possible upgrades: exotic/fancy veneers, custom hardware, custom trim packages per area or whole unit, design/ build of built ins and stand alone furniture.
  • Kitchen and Bath cabinetry- Maple, painted maple, or white oak, solid face frames and veneered doors, Sugatsune stainless hardware; paperstone, corian or solid wood tops. Available options: frameless “Euro”style construction, traditional raised panel doors. Possible upgrades: granite or marble tops, custom hardware, enhanced design to suit any needs.
  • Flooring- Kahrs Original engineered hardwood, true hardwood wear thickness (2x sandable) with radiant heating compatible construction; 3 plank widths/lengths to choose from; 3 grades to choose from; 3 finishes to choose from; multiple species options (certain woods will be an upgrade); pre-finished w/multiple options. Sustainably harvested and voc- free,
  • Kitchen and bath flooring, tile, TBD, Kahrs Original optional for kitchens. Possible upgrades: TBD
  • Kitchen Fixtures: Kohler or Franke, premium residential lines.
  • Bath Fixtures : Toto or Kohler, premium residential lines.
  • Boilers : Rinnai E75C wall hung on-demand units provide both radiant and domestic hot water while operating at a 96.5% AFUE rating; compact, quiet, direct vented unit will be built into to cabinetry.
  • Washer/ Dryers : Bosch stackables; quiet ,ultra- high efficiency units in a built in arrangement.
  • Decks : 1” x 4” ipe, FSC certified hardwood decking; custom aluminum stainless steel cable railings with wooden top rail. Possible upgrades : hidden fasteners, wide planks, teak planks, exterior furniture.
  • Security : The residential areas of the building will be accessible to residents and emergency responders only. A ground floor call box is provided for resident’s visitors. The building will have fire and smoke detection and alarm systems and a sprinkler system throughout as well as pull boxes in the corridors.
  • Individual unit security alarm systems are available in a price range of $800 and up.
  • Roof top deck : 1”x 4” ipe, custom aluminum and stainless steel cable railing with wood top rail, elevator accessed.

Price List

  • Loft 1, Floor 3 (864 s.f. with deck) List price $325K*
  • Loft 2, Floor 3 (1,060 s.f.) List price $350K*
  • Loft 3, Floor 4 (864 s.f. with deck) List price $375K*
  • Loft 4, Floor 4 (1,060 s.f. with deck) List price $400K*
  • Loft 5, Floor 5 Penthouse--(1,760 s.f. with decks) List price $725K*

* All pricing subject to client's final design, layout and specifications.

The Lofts at 250 Main are designed and built on the idea that a building can and should respect both its community and the environment as a whole. Our goal is to offer a building that refers to the local cityscape’s hues and rhythm while looking forward to a new green aesthetic that finds beauty in sustainable design and energy efficiency.

All major components have been selected for their sustainability, long - term performance and durability.

The exterior rain screen façade is constructed of terra-cotta tiles and autoclaved cementitious panels, two materials that last for generations and are produced from natural materials. The rain screen design creates a cavity between the façade and the structural wall that allows any moisture to escape and helps cool the building in summer months. In addition, this design has excellent sound attenuation qualities.

The exterior walls are constructed of Thermasteel light gauge steel panels (15-25% recycled content) with stabilized (installed) R-25 performance. The panel system is fully thermally broken, meaning no thermal conductivity between the interior and exterior of the wall panel. The EPS foam insulation incorporated in the panel is non-toxic w/ no off- gassing and requires no additional chemical treatment for pest and fire proofing. This simple yet cutting- edge system also minimizes sound transmission.

The heating system utilizes radiant floors supplied by direct vent gas boilers which operate at 96% efficiency. These same boilers also provide on-demand domestic hot water. Hot water needs will also be supplemented by solar panels on the roof. Expansive windows on the south and southeast walls are coupled with solar shades attached to the exterior. This allows natural light to reach all areas of the open loft-style units without adding excessive solar heat gain. The window units themselves are double-glazed with low-e 366 glass providing an optimum balance between visible light transmission and heat gain. Nearly all the window units feature an operable panel for fresh air. Fresh air will also be provided by energy recovering ventilators (ERV’s) which bring in fresh air while keeping heating/cooling loss to a minimum.

A vegetated roof system will cover half of the roof surface. Vegetated roofs, also known as green roofs, help to moderate the buildings temperature, minimize the “heat island “ effect in downtown locations and control storm water runoff. A roof top deck open to residents allows access to this green space with a spectacular view.

Mineral fiber insulation will be used in all interior floors and separation walls. This is a 100% natural rock “wool” that is fire proof with no additional chemical treatment. Mineral batt insulation has been shown to be equal or better in thermal performance to fiberglass and several times better in sound attenuation.

These systems combine to make a building that is both energy efficient and built to stand up to the demanding conditions of the coast of Maine.

The lofts at 250 Main will be quiet, warm, and bright!

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