Hemlock Lofts is a 17-unit residential property created from the former garage of a demolished Coca-Cola bottling plant (c. 1905 and 1941) in downtown Macon. Led by Stroud and Company, the project faced unique challenges over several years, including the COVID-19 pandemic and a complex historic tax credit approval process.

Navigating supply chain disruptions, evolving administrative requirements from the Georgia Department of Natural Resources (DNR) and the U.S. Department of the Interior (DOI), and the strict preservation requirements of the historic tax credit program made construction especially difficult. However, through collaboration with the owner, architect, subcontractors, and local partners, we successfully completed the project, ensuring it remained eligible for historic tax credits.

Building Through Uncertainty

This project was delivered using a design-build approach, allowing us to integrate design and construction seamlessly. From the outset, leveraging the historic tax credit program added complexity, as every design or construction change required multiple levels of approval.

We worked closely with the Historic Macon Foundation and local preservation officials to navigate the process, just as the COVID-19 pandemic caused procedural delays. Meanwhile, supply chain disruptions threatened material availability, requiring constant adaptation to ensure compliance with historic preservation standards.

Safety First

Safety remained a top priority throughout construction. Daily site meetings ensured all workers were briefed on safety concerns, and a detailed logistics plan helped mitigate potential hazards. Over 18,000 man-hours, we maintained a zero lost-time accident record—a testament to our commitment to a secure and well-managed job site.

Overcoming Major Challenges

One of the most significant obstacles involved a complete redesign of the project’s electrical service. The original plan required a pad-mounted transformer and exterior-mounted meter bases, but supply chain shortages made these materials unavailable within the project’s critical timeline. We quickly reconfigured the electrical system, obtaining necessary approvals while ensuring compliance with the historic tax credit process.

Another major challenge was fire separation requirements. The project’s exposed wood-frame roof system didn’t meet modern safety codes, requiring an innovative solution. After initial proposals were rejected due to their impact on historic aesthetics, we partnered with Sherwin-Williams to develop a grained finish intumescent paint that met both fire safety and historic preservation requirements.

Creative Solutions and Historic Compliance

The project required preserving the original garage door openings while integrating new entry points that maintained the historic look. The architect originally specified extruded aluminum window and door units, but due to shortages, this material was unavailable. We worked with our hollow-metal provider to custom fabricate compliant units, securing approvals from both the DNR and DOI.

Project Execution and Timeliness

As the central coordinator among the various agencies, the owner, the architect, and the local fire marshal, we employed lean construction techniques to keep subcontractors and material vendors aligned, ensuring smooth scheduling and execution. Despite unexpected challenges, the project was completed four months ahead of schedule while staying within budget. Only one owner-contractor change order was required, driven by a DNR mandate.

Dedication to Client Service

Having previously completed four projects for the owner, we had a well-established relationship of trust and reliability. Initially, the owner planned to take an active role in managing the project but soon realized the complexity of the design-build process. Trusting our expertise, they handed over full control while receiving routine updates, site visits, and written reports to stay informed.

A Historic Success

Through strategic problem-solving, strong industry relationships, and an unwavering commitment to quality, we transformed Hemlock Lofts into a thriving residential community while preserving its historic character. Our flexibility and expertise ensured that the project met preservation standards, stayed on schedule, and delivered outstanding results.