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Elliott Architects renovates an old yacht club using contemporary architectural techniques connecting the past and the present harmoniously

  • Global Design News
  • February 1, 2024
  • 3 minute read

Blue Hill, Maine, USA

Corey Papadopoli of Elliott Architects along with Richardson & Associates have completed the revitalization and restoration of an abandoned Yacht Club originally built in 1919 that sat derelict for years, all while bearing witness to the relentless coastal climate of Maine.

The Old Yacht Club has recently been awarded a 2023 American Architecture Award by The Chicago Athenaeum: Museum of Architecture and Design and The European Centre for Architecture, Design, and Urban Studies.

The process required the removal of much of the interior fabric and all that remained intact was the original Club Room.

It would require the right temperament and commitment to restore its historical memory while modernizing the early 20th-century structure.

Built partially on the ledge and partially on clay, the foundation was deteriorating as evidenced by the severe settling of the structure above.

Furthermore, it was never designed to comply with present floodplain regulations.

The stone walls would require buttressing and underpinning to endure the obstinate conditions its site presents.

So, the superstructure was removed, and the club room was deconstructed piece by piece, each labeled and numbered.

The chimney was also dismantled; a giant jigsaw puzzle carefully laid out on the ground for future reassembly.

After the foundation was reinforced and repointed, a new wood and steel superstructure was erected above in the exact shape and profile of the original Yacht Club.

Inside this shell, the Club Room was rebuilt, replete with its accompanying chimney.

And here lies the point of departure for the new construction.

Renovation often calls to mind the thought problem of Perseus’ ship.

How does one renovate a historical structure and adapt it to a new use without obfuscating past and present?

The solution in this case involved developing an architectural language that relates to the old while clearly of the present.

Two large moves helped transform it into a residence while paying homage to its past. In both instances old and new are distinct.

The replacement of a corner of the Club Room with large sliding glass panels coupled with the addition of two glass dormers transformed the otherwise lightless building into a two-way receptacle for light.

While admitting sunlight deep into the house throughout the day, at night it is a luminous beacon on the coast, a reminder of memory restored.

The organization of the site follows a ceremonial progression from arrival through the various aspects of the landscape to a culmination in the vista out to the sea.

People and automobiles arrive at the same place, an entry court high above the house.

Vehicular access is prohibited from this point and pedestrians and passengers merge and descend through the site.

A series of stone steps defines a winding path that leads to the entry of the house or continues along the terrain to a terrace overlooking the ocean.

Here the house emerges from the ledge and even those parts of the house that are not transparent blend with the environment.

The modern interventions appear in harmony with the traditional, never confrontational.

There is something familiar about it, and yet something unexpected.

It invites discovery and begs exploration, reawakening memory once lost to time.

Project: Old Yacht Club Architect: Elliott Architects Original Architect: Alida Milliken (1919) Lead Architect: Corey Papadopoli Design Team: Matt Elliott, Buzzy Cyr, Maggie Kirsch, and Elise Schellhase Landscape Architect: Richardson & Associates Structural Engineer: Thornton Tomasetti Lighting Designer: Peter Knuppel Lighting Design General Contractor: Hewes and Company Client: Matt Herrington and Shannon Hawkins Photographers: Trent Bell Photography

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Old Yacht Club Transformation: A Modern Homage to Coastal Heritage

Discover the transformation of the Old Yacht Club into a breathtaking private residence by Elliott Architects in Blue Hill, ME. Originally built in 1919, this coastal gem combines the building’s historical essence with modern design elements, turning it into a unique home that pays homage to its past while providing contemporary living spaces and embracing the stunning sea vistas.

Lakeside house with large windows and a chimney, overlooking a boat on the

About Old Yacht Club

Reviving coastal heritage: the old yacht club transformation.

The Old Yacht Club, an architectural relic sitting at the edge of a picturesque Maine bay, has been given a new lease on life. Originally constructed in 1919 and left derelict for decades, this project by Elliott Architects in 2023 skillfully merges its storied past with a refreshing, modern aesthetic. The challenge lay in retaining the essence of its historical memory while equipping it for 21st-century living.

After a meticulous deconstruction of the original club room and chimney, piece by piece, the foundation was reinforced to meet current floodplain regulations. Rising from this enhanced base, a new wood and steel superstructure replicates the yacht club’s original silhouette. Within this frame, the heart of the club – the club room and chimney – was reborn, symbolizing a bridge between eras.

Architectural Dialogue: Bridging Old and New

The design philosophy behind the project anchors in a dialogue between past and present. The restoration involved careful integration of large sliding glass panels in place of a club room corner, and the addition of two glass dormers. This not only conserves the original structure’s spirit but also infuses the space with natural light, transforming it into a beacon of warmth along the coastal landscape. At night, this luminosity extends a symbolic reminder of the building’s rejuvenation.

A Journey Through Landscape and Memory

The redesigned landscape plays a significant role in the overall experience, guiding visitors through a sequence of meticulously crafted environments, from the arrival court to the sea-facing terrace. This path not only mirrors the ceremonial essence of the original yacht club’s setting but also emphasizes the symbiosis between the architectural form and its natural surroundings. The juxtaposition of modern elements with the rugged Maine coastline adds a layer of intrigue, inviting exploration and reflection.

In this remarkable transformation, Elliott Architects has not only preserved a piece of coastal heritage but has also introduced a model for thoughtful renovation and adaptation. The Old Yacht Club now stands as a testament to the belief that architecture can honor its past while boldly stepping into the future.

Photography courtesy of Elliott Architects Visit Elliott Architects

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Elliott Bay Yacht Sales

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Paul Jenkins

Paul Jenkins

At Elliott Bay Yacht Sales since 1993, Paul is a partner who loves boats and helping people buy and sell them, that is making the process smooth, enjoyable and professional. Paul has spent most of his life working around boats,…

Bill O’Brien

Bill O’Brien

Long-time Maritime Professional Bill O’Brien returns to the Elliott Bay Yacht Sales family, and will be working in the Seattle office while also handling listings in the North Sound including Everett and Anacortes. ​Bill spent 12 years as an instructor…

Mark Lindeman​

Mark Lindeman​

​Mark Lindeman brings to Elliott Bay Yacht Sales over 40 years experience in the Yachting Industry on Puget Sound. Besides selling yachts, Mark has worked extensively in the Yacht Repair side of the business in hands-on, management and ownership roles.…

Susan Post

Susan Post has a wealth of experience with large motor yachts, having worked with both production builders Ocean Alexander and Westport Shipyard. As a Seattle native, she has always enjoyed the outdoors and the water, and is eager to spend…

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Old Yacht Club / Elliott Architects

Case Study: Old Yacht Club by Elliott Architects

Residential Design

There are many reasons to rescue an old building—because you have to is one of them, because you want to is another. The new owners of this dilapidated structure teetering over a bay in Blue Hill, Maine, were determined to resuscitate it, despite the fact—as the architects later learned—there was almost nothing left to save. 

Built in 1919, it was once a small yacht club on the private property of one of its members. After the club relocated to its current and more commodious location in the 1940s, the building had undergone a number of unsuccessful interventions. By the time Elliott Architects arrived on the scene, the foundation was severely compromised, the superstructure was failing, the interiors were stripped to bare bones, and, of course, it was in a flood plain. The Old Yacht Club was in no way yar.

“Somebody had bought it and attempted to renovate it for residential,” recalls project architect Corey Papadopoli. “So the use had already been changed. We inherited the use, but unfortunately also a building with no maintenance. Everything had changed but the club room. But it’s a unique site and you would not be able to build here again.”

Preserving and transforming the quaint little building into a viable family retreat required fully dismantling it, labeling and numbering all the parts, and storing them on site. Even the chimney came down—before falling down of its own accord—and was set aside and documented for restoration. Doing all this enabled the team to address the dire state of the foundation. It was a heavy lift that benefited from Elliott Architects’ expertise in coastal design and the myriad rules that govern building at the water’s edge.

“Normally FEMA regulations would require the structure to be on posts and piers, but that would have destroyed the integrity of the building, because its major characteristic was appearing to emanate from the ridge,” Corey explains. “There’s another mechanism where FEMA allows for breakwaters and walls. We got permission to buttress the walls of the foundation, as long as we allowed water to move through it. There were existing openings that we were able to leave open. But we found the foundation was 50% on clay and 50% on ledge. We had to go in in sections and pour concrete to bridge stone walls to the ledge and fully support the thing. It was an intricate process just to get the building stabilized.”

Once the building was properly anchored to its site, the team set about building a new engineered wood and steel superstructure in the shape of the old one, reassembling all the usable timbers and sourcing additional ones, replacing the old leaky single-pane windows with matching high-performance ones, and rebuilding the chimney with a reinforced structure and new firebox.

Better Not Bigger

The next challenge was hewing to the old building’s footprint while accommodating a reimagined and expanded program. The clients requested three bedrooms and bathrooms, plus an open kitchen, living, and dining room in the former club room space. They also wanted views of the water, which the original building had not prioritized—after all, the best views in those days were on boats in the ocean, not inside service buildings on the shoreline. 

This was all within the architects’ wheelhouse, of course, but there was one big catch: “The real trick,” Corey says, “was to figure out the vertical circulation. The original stair was on the exterior of the building, and we wanted to internalize that.” 

Bringing the stair inside would consume vital space needed for storage and other appurtenances of daily life. But coastal architects and builders often think of houses like boat designers do, outfitting every square inch for multiple purposes. The solution for the stair was to turn it a hardworking service wall, containing the powder room, the pantry, the mechanical closet, a coffee bar, and even the refrigerator—at some remove from the kitchen (with the owners’ consent). “Everything is tucked under that stair, it’s like an intricate cabinet with all the stuff built into it,” says Corey.

The kitchen, on the other hand, is designed like freestanding furniture, imposing only lightly on the rebuilt club room’s rugged appeal. To gain extra square footage for the room—and open up views to the water— the architects replaced two largely solid walls with adjoining lift-slide doors pushed into the former covered deck area. When open, the club room converts into a protected porch immersed in water vistas. 

Upstairs, old diminutive dormer windows are now large, glazed projections, adding both headroom and long-range views to the bedrooms. Like the industrial kitchen, they are unapologetically modern. “We wanted to draw a very clear line between old and new. The dormers are butt-glazed, laminated structural glass,” Corey explains. “Upstairs is all new, so we used a clear and neutral palette—everything painted white.” The result is serene and calm, like sitting atop a cloud. 

No Cars, Please

Contributing to the calm is the clients’ embargo against any parking close to the house. Visitors and owners arrive high on the wooded site and work their way down on foot to the seaside along landscaped paths. Those paths morph into stone terraces for al fresco dining and forest bathing, with bay views never out of sight. 

“Previously, the driveway came all the way down with a little turnaround by the stone,” says Corey. “The construction crew had to work their way back out.” At the top of the site, a green-roofed garage/workshop building clad in Shou Sugi Ban hides offending vehicles and other undesirable intrusions. 

elliott yacht club

Old Yacht Club

East Blue Hill, Maine

Architect: Matt Elliott, AIA, principal in charge; Corey Papadopoli, project architect; Buzzy Cyr, Maggie Kirsch, Elise Schellhase, project team, Elliott Architects, Blue Hill, Maine

Builder: Hewes & Company, Blue Hill, Maine

Landscape Architect: Todd Richardson, Richardson & Associates, Saco, Maine; Atlantic Landscape Construction, Ellsworth, Maine 

Lighting Design: Peter Knuppel, Peter Knuppel Lighting Design, Sullivan, Maine

Project Size: 2,064 square feet

Site Size: 4.3 acres

Construction Cost: Withheld

Photography: Trent Bell Photography (new construction); Ken Woisard (existing photos)

Key Products

Cabinetry: Vipp (kitchen); custom, designed by Elliott Architects and built by Hewes & Co.

Cabinetry Hardware: Blum

Cladding: Easter white cedar shingles, existing stone veneer (repointed and rebuilt as required); Shou Sugi Ban cypress (garage)

Cooktop: Pitt

Countertops: Absolute black granite (bar); Caesarstone (primary bath); teak by Bath in Wood of Maine (forest bath)

Dishwasher: Fisher & Paykel (kitchen); Asko (pantry)

Door Hardware: Tecnoline; Ashley Norton

Engineered Lumber: Weyerhaeuser

Entry Doors: Upstate Door (front door); Marvin (kitchen entry door); Schuco lift slide doors

Faucets: Vipp (kitchen); Grohe (bar); Brizo (powder; primary; ocean bath); Kohler (forest bath)

Flooring: Roasted birch wood by AE Sampson; Cle wall tile (primary bath); Landmark Ceramics (bath floors) 

Garage Doors: PDQ Door Company

Insulation: Corbond (house roofs); Roxul (walls); ZIP System sheathing

Lighting Control: Lutron 

Other Exterior: Boral soffits and exterior trim (house)

Paints/Stains: Cabot; Benjamin Moore; Farrow & Ball

Refrigerator/Freezer: Sub-Zero (under stair); Summit (pantry)

Roofing: Copper standing seam (house); EPDM with green roof (garage)

Toilets: Duravit

Underlayment/Sheathing/Weatherization: AdvanTech; Grace Ultra Underlayment

Washer/Dryer: Electrolux

Water Filtration: Grohe

Windows: Marvin (house and garage); Schuco (dormer glazing)

Window Wall Systems: Schuco lift-slide doors

Case Study: Presidio Heights Residence by Nick Noyes Architecture

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Local Attractions / Travel

The best golf clubs in moscow: luxury, exclusivity, and entertainment.

By Walter Raymond

February 24, 2015

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  • The Best Golf Clubs in…

In Russia, the western concept of building architecturally beautiful golf courses filled with modern and luxurious amenities has found fertile ground. What was considered a frivolous pastime during the time of the Soviets has become the latest trend for the stylish set. These days, there are countless options around Moscow to practice golf, polo, ski, yachting, and other sports alongside 5-star hotels, luxurious country houses, and magnificent villas.

The game of golf is a sport that requires passion and expertise. It is also part of a culture that considers this pastime a synonym of social prestige and exclusivity. In recent years, the new Russian elite has turned to golf as a vehicle of integration in the era of globalization. Golf courses are also meeting and socializing spaces where Muscovite tycoons can relax and also seal business deals.

Golf Courses in Russia

The Moscow Country Club, Pestovo Golf & Yacht Club, Tseleevo Golf & Polo Club, and Zavidovo Golf Club, PGA National Russia are some of the most exclusive and elegant golf courses in Russia. Some of them have made it to the list of Top 15 golf clubs in the world, a source of great prestige for the country.

Moscow Country Club Moscow Country Club

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The first 18-hole golf course built in Russia, Moscow Country Club, hosts the exclusive PGA European Tour. Located just eight miles from the city center, this luxurious facility was created by architect Robert Trent Jones Jr . The design takes advantage of a typical Russian birch and spruce forest to provide a natural environment of extraordinary beauty.

Pestovo Golf & Yacht Club Pestovo Golf & Yacht Club

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The Pestovo Golf & Yacht Club is 18 miles from the heart of Moscow, close to historical monuments from the 17th and 18th centuries. Designed by famed architects Paul and Dave Thomas , this 18-hole course is part of a complex that includes a yacht club, an equestrian center, and a health and wellness facility. Pestovo Golf & Yacht Club is Russia’s version of a classic country club with multiple attractions.

Tseleevo Golf & Polo Club Tseleevo Golf & Polo Club

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This park is among the best in Eastern Europe and was awarded the 2014 World Golf Award as the best golf course in Russia. Located 25 miles from Moscow, it is part of a vast complex featuring an 18-hole golf course, designed by Jack Nicklaus , a polo club and a mountain ski club with four tracks. The design combines classic Scottish, Alpine, and English features in a dreamy landscape.

Zavidovo Golf Club, PGA National Russia Zavidovo Golf Club, PGA National Russia

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Less than 60 miles from Moscow, this golf course with a definite Scottish design is the only one in Russia recognized as a PGA (Professional Golfers’ Association) from Britain and Ireland. Located in an ecologically pristine area on the banks of the Volga River, the Zavidovo Golf Club embodies the spirit and appearance of the legendary Scottish golf courses. Its many springs and streams, hills, forests, swamps and lakes justify its reputation as a very demanding circuit. Last year, it entered the exclusive club of the 15 best golf courses in the world.   ■

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StarTribune

Vacant since the '90s minneapolis pushes to reduce number of long-empty buildings.

Some vacant buildings in Minneapolis sit empty and weather away for years, perhaps decades. As the time piles up, according to those who live next door to them, so can the nuisances and safety hazards.

Chimney bricks fall into neighboring yards. Rodents and birds congregate. Fires, fireworks, vandalism, drug use and overdoses ensue.

The Minneapolis City Council on Thursday unanimously passed an ordinance amendment that could more than triple the financial penalties — up to $24,000 a year — for owners of residential or commercial buildings that are designated as vacant and condemned, unless the owner restores it within a two- or three-year period.

Several council members praised the changes as offering important tools for fixing up hazardous properties. Council President Elliott Payne relayed an example of an elder-care facility that has been "sitting vacant since COVID" near a school and a park in the city's Windom Park neighborhood.

"It's been a real problem in my community," Payne said. "It's boarded up with squatters coming in on occasion."

Minneapolis' collection of 311 vacant and condemned properties is small in comparison to that of other American cities, which can number in the thousands. But more than half are clustered in the city's predominantly Black North Side, driving down nearby property values and aggravating a shortage of affordable housing.

"Our residents know that those are homes that could be used by families or individuals who are in desperate need of housing or shelter," City Council Member Robin Wonsley said at a recent committee meeting. "We know many of these properties are in Black, brown and working-class neighborhoods. This is a tool that would definitely help us reach some of our racial and economic goals as a city."

In Minneapolis, all vacant and condemned buildings are placed on a registry . Property owners pay a flat fee of about $7,100 and the city boards them up and monitors them for trespassing and other issues.

Owners are also required to state a timeline for when the building can either return to code or be demolished. But the city has never required a deadline for doing so.

The proposal , written by Wonsley and Council Member Jeremiah Ellison, would require owners to restore buildings to code in two years, with a third-year option for those who have made headway but need additional time. Afterward, fines can quickly pile up before they total $24,000 a year.

"This is just a really, really great way for us to do something tangible that will impact the daily lives of residents in our city," Council Member Aurin Chowdhury said.

The number of vacant and condemned Minneapolis buildings is down from the 1,500 that were empty at the outset of the Great Recession in 2008, according to Bryan Starry, who manages vacant and condemned buildings for the city. But the number of properties sitting in that condition today, now 311, is roughly unchanged over the past six years .

Of those properties, more than 130 have been on the list for three years or more. Some stretch as far back as 2001, and one was first condemned in 1998.

There is a range of reasons why owners let buildings sit empty to deteriorate, according to city officials and residents who spoke at the July 9 public hearing. Some owners may not have the funds for rehabilitation. Others may be waiting for an opportune time to make a move on their building as property values increase.

"The problem is that the current fine system provides no incentive to change anything," Daniel Suitor, a tenant's rights attorney, said at the hearing. "Seven or eight thousand dollars a year — if my property taxes say anything, the property's appreciating more than that every year. Much more."

That leaves problems for everyone else. After three years, vacant properties can reduce by about 1% the value of neighbors' properties within 250 feet, and those within 500 feet by about 0.27%, according to a study by the Center for Urban and Regional Affairs at the University of Minnesota.

The same study found that vacant properties can increase safety issues, fracture ties among neighbors and leave communities vulnerable to gentrification.

"It's a stress on the neighborhood," Ellison said in an interview. "When you have these inactive houses and the neighbors feel like they don't have any influence over the condition of those houses, it really erodes the spirit of the block, which has ripple effects."

Star Tribune staff writer Dave Orrick contributed to this story.

Elliot Hughes is a general assignment reporter for the Star Tribune.

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Here's what you need to know ahead of the Minnesota Yacht Club Festival

H arriet Island in St. Paul is set to host the Minnesota Yacht Club Festival this Friday and Saturday. With tens of thousands expected to attend, here are a few things to know:

Who is playing?

If you’re reading this article you likely know about the headliners Gwen Stefani, Alanis Morissette, and Red Hot Chili Peppers. Also performing are Minnesota bands like Gully Boys, The Hold Steady, Soul Asylum, Durry, Harbor & Home, and Bugsy.

There will be two stages (Crows Nest and Skipper) with no overlapping sets.

Can I bring cash?

More and more festivals are turning to cashless options, such as wristbands. Fest goers who didn't have their wristband shipped to them can pick one up at the in-person box office located at 74 Wabasha Street S. Those wristbands aren't just connected to your payment but can also have an emergency contact added to it.

Where can I park? 

There are six parking lots within a 20 minute walk of Harriet Island for you to choose from if you drive to the festival. These include the 6th & Wabasha lot, Rivercentre parking ramp, St. Paul Farmer's Market and Union Depot Station.

I'd rather not drive

The light rail green line will drop you off at central station, 15 minutes away from Harriet Island. If you opt for a rideshare, the pickup/drop off site is at 49 E. Fillmore Ave.

What's the bag policy?

Event organizers say any bag larger than 12"x6"x12" is prohibited, along with backpacks and bags with multiple pockets. You can bring in clear bags smaller than 12”x6”x12, or small clutch purses and fanny packs that are 6”x9” or smaller, which do not need to be clear, but they can't have more than one pocket.

You are also allowed to bring in hydration packs but they must be clear of all liquid before entry and cannot have more than two extra pockets. All bags will  be checked at the gate.

Can I rent a locker?

You can; presales for locker rentals closed but you can rent one when gates open.

How many people will be there?

They are expecting 30,000 people during the two day festival.

What can we expect for food options?

Wasn’t Harriet Island under water?

Two weeks ago the park was underwater as part of widespread flooding in the state. The water has since receded and the park is open again.

Here's what you need to know ahead of the Minnesota Yacht Club Festival

Blinken addresses possibility of U.S. ending Ukraine aid under Trump

Secretary of State Antony J. Blinken speaks while standing next to a flag.

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Ukraine is on its way to being able to “stand on its own feet” militarily, Secretary of State Antony J. Blinken said, noting that more than 20 other countries have pledged to maintain their own military and financial aid to the country even if the U.S. were to withdraw its support under a different president.

Blinken has for the first time directly addressed the possibility that former President Trump could win the November election and back away from commitments to Ukraine . The U.S., under President Biden, has been the most important supporter of Ukraine’s more than two-year battle against invading Russian forces.

Trump’s public comments have varied between criticizing U.S. backing for Ukraine’s defense and supporting it. His running mate, Ohio Sen. J.D. Vance, has been a leader of Republican efforts to block what have been billions in U.S. military and financial assistance to Ukraine since Russia invaded in 2022.

Milwaukee, Wisconsin, Tuesday, July 16, 2024 - Republican Presidential nominee Donald Trump soaks in the stands to watch day two of the Republican National Convention at Fiserv Forum. (Robert Gauthier/Los Angeles Times)

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Concerns among Ukraine and its supporters that the country could lose vital U.S. support have increased as Trump’s campaign surges and Biden’s falters.

Trump and Ukrainian President Volodymyr Zelensky spoke on the phone Friday.

“I noted the vital bipartisan and bicameral American support for protecting our nation’s freedom and independence,” Zelensky wrote on X, saying they agreed “to discuss at a personal meeting what steps can make peace fair and truly lasting.”

Trump said on his social media platform that it was “a very good phone call” and that he appreciated Zelensky’s outreach.

The former president promised to “bring peace to the world and end the war that has cost so many lives and devastated countless innocent families. Both sides will be able to come together and negotiate a deal that ends the violence and paves a path forward to prosperity.”

Blinken said Friday that any new administration would have to take into account strong bipartisan backing in Congress for Ukraine in the interests of countering Russian President Vladimir Putin ‘s attempts to expand Moscow’s territory and influence.

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“Every administration has an opportunity, of course, to set its own policy. We can’t lock in the future,” Blinken said, speaking to an audience of U.S. policymakers and others at the Aspen Security Forum in Colorado.

But he pointed to the security agreements that the United States and more than 20 other allies — including some NATO partners, Japan and the European Union — signed at a NATO summit in Washington this month.

“Were we to renege on that ... I suppose that’s possible, but happily we’ve got another 20 some-odd countries that are doing the same thing,” Blinken said.

Ukraine itself was on a trajectory to ensure it “stands on its own feet militarily, economically, democratically,” Blinken said.

Ukrainian foreign minister Dmytro Kuleba also made similar appeals to the international community Friday during an online question and answer session on social media site Reddit. He emphasized Kyiv’s willingness to work with whichever party wins the U.S. general election.

“I believe any U.S. administration should respect three features that make Ukraine different from other partners of America who had sought its support,” he said.

“We never asked U.S. troops to fight and die for Ukraine, we only requested weapons and support to our economy; we never intended to rely on foreign aid indefinitely and this is why we are reforming our economy and tripled domestic weapon production last year and plan to increase it sixfold this year; and we are fully transparent in using the U.S. assistance.”

Knickmeyer writes for the Associated Press. Times staff contributed to this report.

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