PilgerHaus - Luxury Condominium Apartment Complex - Historic Downtown Lititz, PA

Project progress

Update 8/7/09: The units are all drywalled and look fantastic. It's fun to walk from unit to unit and feel the rooms and check out the views. I was a bit concerned how the parking garage would actually look in place, but am pleased now that it's framed. It looks like it belongs there and doesn't impede the view from the north units. Here's a photo of the garage from the North Lane

and from the upper parking area.

It took quite a few trials and errors and some unhappiness, but we finally got a stone pattern and laying style that really fits. Here's a photo from the driveway of the new stone

Here is the arched corridor that will soon be covered in stone. I think this may be one of the coolest features on the property.

Dennis Beck says that we will start showing the property in the next couple of weeks. He wanted to wait till people could get a real sense of how it will finish.

We really brainstormed about how to treat the front door. Lynn Godshall, our amazing designer came up with a cool concept to mimic some of the curves in the doors which we all loved. Then the carpenter laid it out and found that the box for card access interfered with the pattern. So he proposed the pattern below and convinced us to let him just do it and we'd love it. He was right.

And here's the look of the overall front facade our Lititz Craft Show visitors will see this week-end. Thanks to Bill Oehme for all the photos and the plants on the porch. Bill gets the details right.

 

Update 7/14/09: We are pleased with Stone Valley Masonry cleaning and re-pointing the front brick. It was a difficult project, but it's turning out beautifully. My favorite part was when I asked the Stone Valley owner if he wanted to use the platform lift, since the rental for a week (which we already paid) wasn't much more than the month rental. He told me "No, it's easier for us to just build scaffolding." Then his guys got a day working on the lift and quickly convinced him that it wasn't easier for them to build the scaffolding!

I finally got to see the spray foam insulation that we decided to use as a substantial upgrade from fiberglass batt insulation. I became convinced that the closed cell foam would do a much better job of preventing both moisture and air from getting into the units. Also, the sound-proofing would be substantially better. It's amazing to watch the installation of the foam. The applicator sprays a paint like layer, then in about 5 seconds the foam expands to many times the original thickness. It's so cool.

We are also starting to push forward on the parking garage. You can see in the photo below that we formed a checker-board pattern for the concrete pour. Any idea why? We want the joints to be tied together with smooth steel dowels that allow the concrete to shrink horizontally without moving vertically. The checker-board pattern allows all the joints in the last pour to be against already formed joints. Probably more information than you care about, but I find it fascinating. Ah the joys of construction.

Update 6/13/09: After enough rain to float an ark, we finally got the roof trusses set on the addition. The work went smoothly and safely, for which I'm always grateful. We have an amazing crew of guys working together on this project.

As soon as the trusses were set, the crews started to frame the courtyards that connect the existing building to the new. We finalized the details for the stairs that go in that area and discovered a cool new product, a pressure treated glulam post, that looks great and will work so much better than any other product we were considering. It's fun that after so many years in this business, we still find new products and details to get excited about...perhaps we're just easily entertained. Either way, the photo below gives a sense of how the courtyards on each floor will look.

The stone wall from 1752 looks better than we imagined it could, as seen in the photo below.

The view from the alley shows the completed framing of the addition.

Finally, the view from Unit N3E was what we were hoping it would be.

 

Update 5/30/09: We love the way the stone wall (built 1754) looks with some masonry TLC. Look at the first photo which shows the wall prior to the Masonry Restoration Contractor starting work:

and the photo below shows how it looks now. I can imagine walking up the stairs adjacent to this wall and seeing the beautiful stone work up close and personal.

When we finally turned Jay and the lads loose on the framing of the addition, they were raring to go. I knew it would go up fast, but they always surprise me with just how fast they frame. Within 2 weeks they are working on the 3rd floor and will be setting the roof trusses next week. The following week will have the stairs and courtyard area built, so prospective buyers can walk into the units and have a real feel for the layout of the project.

Another area that has been a challenge for us is what to do with the front facade. We originally decided to keep it as painted brick. Then we thought about it more and how cool it would look if it was put back to the original look. We played around with some options and finally decided to give stripping the paint a try. The photos below show the painted brick and how it looks now that the paint is stripped.

We like the stripped brick, but aren't sure we will be able to get all the discoloration. What do you think of the difference? If you see Dennis Beck, Bill Oehme or I and have an opinion, please let us know. This project has been fun and challenging for all of us and sometimes it's good just to get another opinion.

Update 4/11/09: We've got the sag out of the roof and the slope out of the floors. Jay Andrew (construction supervisor) and his crew worked some magic on this old structure. She creaked and groaned but the new steel beams and wood joists seem to suit her. 

The dormers were found on the oldest photos of the building. They were probably removed at some point because it was cheaper to re-roof and demo the dormers than it was to fix them. We think they make the building look right again.

Even beyond the exterior aesthetics, though, the view from those 3rd floor loft units makes me glad we started this project. Can you imagine getting up in the morning to this view?

Getting back to my more mundane world, though, involves footings and foundation walls, shown below. The elevator pit walls are being laid by the two fellows at the bottom of the photo. The foundation work on the addition is moving along well. We did encounter a surprise when uncovering the stone basement wall, though, because it didn't go as deep or seem as solid as I thought it would. I'm not sure who the Lititz Building Inspector was in 1754 (maybe Norm Strenger's great-great-great-great-great-great-grandfather), but he didn't quite anticipate another structure to the north. We solved the problem, though, with a concrete footing and foundation wall that will hold and reinforce the existing stone wall.

Standing there on the jobsite with Tom Zug (structural engineer) and the various trade contractors, discussing methods to solve this problem made me remember why I love doing this kind of work. We came to a common sense solution with everyone's input.

We seem to be at the stage of the project where the challenges pile on. How to run the utilities to the building has presented some problems, along with some major rock excavation and a few last minute Code issues popping up to make things interesting.

All that leads me in to my apology. I said I'd have condo unit prices in March and we still haven't settled on them. We feel we need to get through a few more weeks to get some of these issues resolved, than we'll announce the pricing.

By the way, on the sustainable design front, Dan Dennis from Barn Art took some of the scrap wood and made some cabinets, one of them is shown below. I love to see materials reused. Stop by Doe Run Furniture if you're interested in seeing and  purchasing one of these cabinets.

 

Update 3/10/09: The sitework started last week and underground storm water detention basin is already installed. This photo shows the pipes that will hold the storm water underground until it discharges slowly into the creek. And no, he's not taking a rest, he's shoving that pipe into place with his foot...at least that's what he told me.

After the detention basin was backfilled with stone, it looked like the photo below. Lititz Run stream is behind the red dump truck. We really appreciate the cooperation of the Lititz Ambulance Association letting us stage on their parking lot.

On the building side, the architectural, structural, mechanical and electrical plans were completed last week and submitted for building permit review. We won't be setting final pricing on units until after the building permit review, which should be in a couple of weeks.

Officers of the Lititz Fire Department toured the facility last week, so they know the structure and could make suggestions for the renovations. Their expertise and commitment really impress me. We are lucky to have such skilled volunteers.

Bill Oehme was driving through the square in Ephrata and saw more old man faces that reminded him of our basement window grates. The photo below shows that building in Ephrata. Do you think the same guy posed for both?

Update 2/20/09: We took off the front porch this week (since it was a poorly built addition to the original building) and found the coolest basement window grates pictured below.

These are the kind of things you find on a walking tour of Paris. The old man probably looks sad because he's been stuck behind a porch for the last 100 years. Maybe he will smile when we give him a light sand blasting and powder coating. We were thrilled to find these beautiful grates that will add a wonderful touch of character and whimsy to E. Main Street.

The rear of the building also looks much better with the wings and rickety porches gone. Check out the photo immediately below and than the photo at the bottom of this page.

The stone wall from 1754 looks great and won't need much work. We kept all the stones we've removed and have some creative plans for some features in the courtyard between the existing building and the new building.

Finally, Bill Oehme found another treasure...an old lock and keys. The lock has "Ideal" on it, but he couldn't find any other information about the company. If you have any, please give him a call.

We recorded our final land development plans in the Lancaster County Courthouse this week, so we are ready to start site work. I'm just completing the building estimate and we will soon be ready to announce the costs for the units. If you have a serious interest in the units, you should call Dennis Beck Real Estate at 717-627-2325 and discuss the procedure for purchase. From what we hear, some of these units are likely to be purchased quickly.

Update 2/13/09: Demolition has gone swimmingly. The garages and wings came down piece by piece with the workmen careful to save everything that might be re-usable in the re-building. Next came the dirty job of removing all the layers of plaster and lath and interior stud walls, clearing out almost everything but exterior brick and stone wall, floor joists and roof rafters. That phase is almost complete.

It's a joy to watch the Bottomline Contracting crew work. Their efficiency and work ethic continues to amaze me. They also get excited when they find little treasures. For example, while tearing off plaster in the 1870s building, they found the doors shown below. These doors were actually buried in a wall for over 100 years!

Bill Oehme loves to research everything Lititz and especially delves into things we find on site. He sent me the following email today:

"This is an old box the workers found. Note the dovetailed corners. On the cover of the box is written "Robert Wolle, Litiz Pa." Judging from the way Lititz is spelled, it must have been shipped prior to 1880. Frank Sillman was a large soap manufacturer from Philadelphia.

They recently found the bottle shown below. Bill wrote, "Today I walked up to the cemetery and found his grave. Very easy to pick out. It's more like a monument with the mortar and pestle on the top of it.

 

"Dr. Brobst was born in Rehrersburg, Berks County. He received a degree of Master of Arts from F. & M. College. In 1867, following the Civil War, he received the degree of Doctor of Medicine from Bellevue Hospital College. He was engaged in the drug business, aside from his regular practice of being a medical doctor at 23 E. Main Street, the present location of Cherry Acres Store. He owned the Inland Chemical Company and founded the Lititz Springs Sanitarium. He and his wife Helen had a son, Valentine. Valentine Brobst at one time was the proprietor of a garage located at 401 S. Broad Street.

"In 1905, Dr. Brobst became president of the Lititz Lithographing Company, successor to the Hertgen Lithographing Company of Lancaster. The manufacture of paper boxes was a substantial part of their business. This was located on the north side of the railroad and N. Water St. It later became Simplex Paper Box Co. Simplex Paper Box Corp. was founded in 1916 and established in Lititz, PA as the Lititz Lithography Company. As a local commercial printer The Lititz Lithography Company found its way into many area businesses. In 1922, seeing a need for packaging, along with commercial printing, Lititz Lithography became the Lititz Paper Box and Printing Company. In the late 1920’s the Lititz Paper Box and Printing Company saw a need for better packaging then what was currently available to manufacturers. By 1930 the patents were applied for, the company renamed its self after its simple box and Simplex Paper Box Corporation came into being. On April 2, 1934 catalog No. 1 of “The Simplex Box” rolled off the line. Since then Simplex Paper Box Corporation has been producing its fine line of folding cartons. Closing for a brief period in 1970, Simplex Paper Box Corporation emerged on January 27, 1971 under new and motivated leadership.

"He was a director of the Lititz Water Company, started in 1893.

"In an old ad that I have of the Inland Chemical Company (circa early 1900’s) it reads:
“If you are threatened with Diabetes or Kidney Disease use Indian Herb Tea, the only remedy that will surely give you relief – price 50 cents” I would assume that this was manufactured at 23 E. Main Street."
 

Project Start: The PilgerHaus project utilizes mostly local designers, contractors and craftspeople. Pelger Engineering and Construction, Inc. acts as the Construction Manager, while Bottomline Contracting, LLC provides Construction Supervision, Demolition, Sitework and Carpentry. Haller Enterprises, Inc. contracts the plumbing, HVAC and electrical.  All three firms are based in Lititz, their principals live in Lititz, and they love contributing to the wonderful phenomenon that is Lititz.

This team has worked together on many local projects including the Lititz Public Library, the Highlands at Warwick Apartment complex, the Kissel Hill Health Center, the Highlands at Warwick Professional Office buildings and the Lititz Rec Center's recent addition and renovations.

We are currently in the demolition phase of the project, removing the garages and the two most recently built wings. We chose not to use a hydraulic excavator to simply smash the buildings and haul them to a landfill. Instead, we are taking the buildings down board by board and trying to save or recycle everything that is reasonable.

We hope to begin construction in March 2009 and have the project complete in October 2009. We will add additional schedule information and photos as the project proceeds.

The photo below shows the rear of the existing building just prior to the start of demolition.

After a few weeks, the guys have worked through the cold, taking the early 1900s structures down board by board. They saved everything that could conceivably be reused.