Hat Tipping Ceremony for UP@310 Lofts

Keene, NH - Lignin Group, an emerging sustainable design-driven real estate development founded by two architects, Randall Walter and Hilary Harris, celebrated the commencement of construction last week with a “Hat Tipping Ceremony” of their inaugural  project since forming the company in 2023. They were joined with a gathering of more than 30 people from around New England including representatives from the State of NH and local community leadership. 

The aspiring Net-Zero project is a 57-unit multi-family project, with 15 designated as affordable housing. It is being constructed as a mass timber overbuild on 310 Marlboro Street, fondly referred to as “@310”. Often mistaken as a traditional mill building, @310 is built out of steel, creating the opportunity to build additional floors.

After acquiring the building in 2021, Walter partnered with Harris to bring the building’s systems into the 21st century. The team has successfully removed the building's dependence on oil by replacing the oil boiler with wood chip boiler. They have implemented energy saving strategies including converting lighting to LEDs, upgrading transformers, installing triple glazed windows and high efficiency heat pumps. Additionally, the team installed a 143kW solar array to offset the electric loads with renewable energy. 

Now they are embarking on the second phase of the project with the ultimate goal being to create a Net-Zero live work community that is within walking and biking distance to Keene’s downtown district. The team hopes this project will act as a catalyst to revive this area of Keene.

The state played a critical role in funding the project with a $3MM grant through InvestNH. Andrew Dorsett from the New Hampshire Department of Business Development and Economic Affairs tipped his hat to the team and all that collaborated “to make this go from a vision, to a reality.” He pointed out “In 1947, 310 Marlborough St. was playing an important role in the post-war revitalization of the U.S., by producing paint brushes. Seventy-seven years later, 310 Marlborough St., is playing another important role – rising to the challenge NH has today in meeting the demand for thousands of units of housing across the state.”

Additional partners in the project are a group of private investors including btcRE, a boutique real estate development, investment, and consulting firm that focuses on revitalizing properties in the Boston area. Brian Iammartino, a partner at the firm, spoke at the event.  “A mutual friend introduced btcRE and Lignin Group, knowing we are each motivated by a strong desire to strengthen communities through redevelopment of legacy real estate.  We are thrilled to partner with Lignin Group in Keene, helping to construct the UP@310 Lofts to bring Lignin’s compelling vision for the re-energized site at 310 Marlboro to fruition. The partnership, the project, and the town are exciting and moving toward the future!”

Funding for the project includes a Mass Timber Design Award from the Softwood Lumber Council, bridge loans from the both Monadnock Economic Development Corporation and the Keene Downtown Housing Corporation with Newburyport Bank serving as the primary lender.

Up@310 Receives 2023 Mass Timber Design Award

The Softwood Lumber Board and USDA Forest Service announced five winners of the 2023 Mass Timber Competition. @310 is honored to be one of the winning projects!

This mixed-use project involves the addition of 57 apartments distributed across three stories above an existing industrial building characterized by its brick and steel mill-style design. The pre-existing structure currently houses a diverse range of businesses, including small-scale manufacturing, maker spaces, education and entertainment & fitness.

The apartments in the development encompass a variety of layouts, featuring one-bedroom, two-bedroom, and studio options. Many of the units are equipped with external balconies. Notably, the building employs innovative construction techniques, incorporating a structural system that utilizes mass timber components including glulam beams and columns with CLT (cross-laminated timber) floors. The choice of wood for this project was motivated by its lighter weight, which minimizes the impact on the existing foundation.

Thank you to our stellar design team at Banwell Architects, Entuitive, Verahaus Structural & Lignin Group for creating this visionary project!