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6-20 FRONT STREET- WINDOWSI 6-20 Front Street Windows J, Salem Redevelopment Authority Salem Redevelopment Authority Decision December 12, 2012 6 Front Street: Discussion and vote on proposed window SRA Decision At their meeting on December 12, 2012, the SRA voted to approve the November 28, 2012, DRB recommendation for the proposed windows at 6 Front Street with the added third condition that the ground floor uses shall be limited to retail or restaurant. DRB Recommendation At its meeting on November 28, 2012, the DRB recommended approval of the proposed windows at 6 Front Street with the following conditions: • All of the first floor windows on the Front Street fagade of the buildings at 6-12 Front Street and 16-20 Front Street shall be replaced within three years. • The new windows shall match the windows at 21 Front Street (J Mode) with a bronze finish. Proposal for November 27 SRA, November 28 DRB, and December 12 SRA Meetings The submission, dated November 19, 2012, includes a letter and photos for the proposed window. The proposal is to replace multiple pane windows with solid pane windows. Additional Information The building at 6-12 Front Street was built in 1844-45. (In addition to the vacant space, other tenants are Boston Bead Company and Alex Hair.) The current windows are not the original. The adjacent building (16-20 Front Street; BF Goodstitch and Front Street Coffeehouse) was built in 1972. The next building to the west (22-26 Front Street; Avalanche, Maria's) was built in 1816. The buildings at 6-12 Front and 22-26 Front were restored in 1972-1975 which is when the multiple pane windows were installed. The building across the street at 21 Front Street (built in 1845; J. Mode, Seedstich) was also renovated in the early 1970s; however, plate glass windows were installed. All of the work was approved by the SRA. Salem Redevelopment Authority is Design Review Board Recommendation November 28, 2012 6 Front Street: Discussion and vote on proposed window DRB Recommendation At its meeting on November 28, 2012, the DRB recommended approval of the proposed window at 6 Front Street with the following conditions: • All of the first floor windows on the Front Street fagade of the buildings at 6-12 Front Street and 16-20 Front Street shall be replaced within three years. • The new windows shall match the windows at 21 Front Street (J Mode) with a bronze finish. Proposal for November 27 SRA, November 28 DRB, and December 12 SRA Meetings The submission, dated November 19, 2012, includes a letter and photos for the proposed window. The proposal is to replace multiple pane windows with solid pane windows. Additional Information The building at 6-12 Front Street was built in 1844-45. (In addition to the vacant space, other tenants are Boston Bead Company and Alex Hair.) The current windows are not the original. The adjacent building (16-20 Front Street; BF Goodstitch and Front Street Coffeehouse) was built in 1972. The next building to the west (22-26 Front Street; Avalanche, Maria's) was built in 1816. The buildings at 6-12 Front and 22-26 Front were restored in 1972-1975 which is when the multiple pane windows were installed. The building across the street at 21 Front Street (built in 1845; J. Mode, Seedstich) was also renovated in the early 1970s; however, plate glass windows were installed. All of the work was approved by the SRA. Salem Redevelopment Authority Design Review Board Proposal November 28, 2012 6 Front Street: Discussion of proposed window Proposal for November 28 DRB Meeting The submission, dated November 19, 2012, includes a letter and photos for the proposed window. The proposal is to replace multiple pane windows with solid pane windows. Staff Comment The SRA will review this proposal on November 27, 2012. The applicant will bring additional details to the DRB meeting. GOLDBERG November 19, 2012 TO: Salem Re-Development Authority& Design Review Board 120 Washington Street Salem, MA 01970 FROM: 2-26 Front Street Real Estate LLC/William Goldberg as Co-Manager RE: Window Replacements To Whom It May Concern, This letter is to state our desire to replace the existing multiple pane windows at 6 Front Street,Salem, MA to solid pane windows. The space in this unit has been sitting vacant for nearly a year and half. Our preference is to maintain this space as a retail store. However, based upon potential tenants'feedback to date,we have learned our failure to lease this space to a retail user rest greatly on the current multiple pane window system. Accordingly,we seek your permission to install a retail style solid pane window as shown on the proposed attached plan of 6 Front Street. We believe this would accomplish desirable window displays. Other precedence has been set to allow for this at 17-21 Front Street(a property across the street we own with similar windows that we are proposing. Please see attached pictures as well). We are having discussions with a quality retail user whose use of this space is contingent upon our ability to get approval to change the window systems. We respectfully request permission to allow for this change in window replacements. Sincerely Yours, William Goldberg 2-26 Front Street Real Estate LLC Cc:Jay Goldberg Harbor Place . 7 Rantoul Street . Suite 100B . Beverly, MA 01915 tel: 978-922-0800 a fax: 978-922-0833 < www.goldbergpropertiesre.com A. �w Form a pop soon -- soon mass 110110 Mys 041 , son � P Zelloe + Weaver Architects 6 Front Street November 19, 2012 Existing • an m • Weaver • Front Street LAI I �i 1 .t Il4 V Will II' am NMI kkfi � �; Page I of 2 Tom Daniel From: Tom Daniel Sent: Wednesday, November 28, 2012 10:46 AM To: 'David Jaquith'; Ernest DeMaio; Glenn Kennedy; Helen Sides (helensides@msn.com); 'Michael Blier (E-mail); 'Paul Durand (E-mail)' Subject: Item on Tonight's DRB Agenda Attachments: 06 j mode.jpg; 04 boston bead.jpg; 03 6 front.jpg;02 6 front now.jpg; 01 6 front 1910s.jpg; image001.jpg; secretary's standards and guidelines for windows.doc Dear DRB Members, The first item on this evening's agenda is Goldberg Properties' proposal to replace multiple pane windows with solid pane windows at 6 Front Street (formerly Marketplace Quilts). This was discussed at last night's SRA meeting, and I wanted to give you some background in advance so you can mull this over during the day. (Normally you would receive a memo on this as part of your meeting packet, but due to the timing, I am sending this e-mail.) According to the Downtown Renewal Plan, since the building is more than 50 years old, the basis of review and approval is the Secretary of the Interior's Standards for Rehabilitation and the Salem Historical Commission Guidelines (both serving as guidelines and not standards). Goldberg Properties has attempted to lease the space at 6 Front Street to a quality retailer for over a year. The multiple pane windows have been reported to be an obstacle to leasing the space Goldberg Properties has an established retailer interested in the space; however, the deal is contingent upon the multiple pane windows being swapped out. Goldberg's proposal is to install similar windows to those across the street at J. Mode and Seedstich. If 6 Front Goldberg would During their meeting, the SRA was trying to balance the demands of preserving historic fabric with the needs of a 2151 century retail space. Typically, the SRA's action for this type of project would be to approve the concept and refer it to the DRB for review of the details with a recommendation back to the SRA. A majority of the SRA supports the Goldberg proposal. However, rather than approving the concept, they opted to refer it to the DRB to get the Board's thoughts on how to balance the historic design with the needs of retail uses we want to promote. In addition to this broader question, the SRA wants the DRB to comment on the details of the proposal. Note: The building at 6-12 Front Street was built in 1844-45. (In addition to the vacant space, other tenants are Boston Bead Company and Alex Hair.)The current windows are not the original. A photo in the lobby of 120 Washington (from the 1910's) shows a different window configuration with three small panes over one large pane, and a SRA member recalls large plate glass windows at one time. The adjacent building (16-20 Front Street(BF Goodstitch and Front Street Coffeehouse))was built in 1972. The next building to the west (22-26 Front Street(Avalanche, Maria's))was built in 1816. The buildings at 6-12 Front and 22-26 Front were restored in 1972-1975. The windows in 22-26 Front Street are operable, but none is operable in the other buildings. I do not have records explaining why the multiple panes were used in the new building or the restoration of the two old buildings. The architect for all of the 1970s work was James Ballou. The building across the street 21 Front Street (built in 1845 (J. Mode, Seedstich))was also renovated in the early 1970s; however, it was renovated with plate glass windows. It was a different architect, John Emerson. All of the work was approved by the SRA. I'll recap this at tonight's meeting and will bring photos. For your reference, I've attached some photos and the Secretary of the Interior's Standards as well as the Guidelines for windows. See you this evening. Tom Tom Daniel, AICP Economic Development Manager City of Salem Department of Planning and Community Development 11/28/2012 The Secretary of the Interior's Standards for Rehabilitation The following Standards are to be applied to specific rehabilitation projects in a reasonable manner, taking into consideration economic and technical feasibility. 1. A property shall be used for its historic purpose or be placed in a new use that requires minimal change to the defining characteristics of the building and its site and environment. 2. The historic character of a property shall be retained and preserved. The removal of historic materials or alteration of features and spaces that characterize a property shall be avoided. 3. Each property shall be recognized as a physical record of its time, place, and use. Changes that create a false sense of historical development, such as adding conjectural features or architectural elements from other buildings, shall not be undertaken. 4. Most properties change over time; those changes that have acquired historic significance in their own right shall be retained and preserved. 5. Distinctive features, finishes, and construction techniques or examples of craftsmanship that characterize a property shall be preserved. 6. Deteriorated historic features shall be repaired rather than replaced. Where the severity of deterioration requires replacement of a distinctive feature, the new feature shall match the old in design, color, texture, and other visual qualities and, where possible, materials. Replacement of missing features shall be substantiated by documentary, physical, or pictorial evidence. 7. Chemical or physical treatments, such as sandblasting, that cause damage to historic materials shall not be used. The surface cleaning of structures, if appropriate, shall be undertaken using the gentlest means possible. 8. Significant archeological resources affected by a project shall be protected and preserved. If such resources must be disturbed, mitigation measures shall be undertaken. 9. New additions, exterior alterations, or related new construction shall not destroy historic materials that characterize the property. The new work shall be differentiated from the old and shall be compatible with the massing, size, scale, and architectural features to protect the historic integrity of the property and its environment. 10. New additions and adjacent or related new construction shall be undertaken in such a manner that if removed in the future, the essential form and integrity of the historic property and its environment would be unimpaired. Guidelines for Rehabilitating Historic Buildings The Guidelines for Rehabilitating Historic Buildings were initially developed in 1977 to help property owners, developers, and Federal managers apply the Secretary of the Interior's Standards for Rehabilitation during the project planning stage by providing general design and technical recommendations. Unlike the Standards, the Guidelines are not codified as program requirements. Together with the Standards for Rehabilitation they provide a model process for owners, developers, and Federal agency managers to follow. The Guidelines are intended to assist in applying the Standards to projects generally; consequently, they are not meant to give case-specific advice or address exceptions or rare instances. For example, they cannot tell owners or developers which features of their own historic building are important in defining the historic character and must be preserved--although examples are provided in each section--or which features could be altered, if necessary, for the new use. This kind of careful case-by-case decision-making is best accomplished by seeking assistance from qualified historic preservation professionals in the planning stage of the project. Such professionals include architects, architectural historians, historians, archeologists, and others who are skilled in the preservation, rehabilitation, and restoration of the historic properties. Windows recommended • Identifying, retaining, and preserving windows--and their functional and decorative features--that are important in defining the overall historic character of the building. Such features can include frames, sash, muntins, glazing, sills, heads, hoodmoids, panelled or decorated jambs and moldings, and interior and exterior shutters and blinds. • Conducting an indepth survey of the conditions of existing windows early in rehabilitation planning so that repair and upgrading methods and possible replacement options can be fully explored. not recommended • Removing or radically changing windows which are important in defining the historic character of the building so that, as a result,the character is diminished. • Changing the number, location, size or glazing pattern of windows, through cutting new openings, blocking-in windows, and installing replacement sash that do not fit the historic window opening. • Changing the historic appearance of windows through the use of inappropriate designs, materials, finishes, or colors which noticeably change the sash, depth of reveal, and muntin configuration; the reflectivity and color of the glazing; or the appearance of the frame. • Obscuring historic window trim with metal or other material. • Stripping windows of historic material such as wood, cast iron, and bronze. • Replacing windows solely because of peeling paint, broken glass, stuck sash, and high air infiltration. These conditions, in themselves, are no indication that windows are beyond repair. .Salem ® Redevelopment Authority December 19, 2012 Bill Goldberg Goldberg Properties 7 Rantoul Street Beverly, MA 01915 Dear Bill: Enclosed please find the SRA decision regarding the windows of Front Street. Best wishes for the new year! � Sincerely, U: 1 A) Tom Daniel,AICP Economic Development Manager