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90 WASHINGTON STREET T:w' 90 WASHINGTON STREET I 2016 Fagade Building improvements Salem ® Redevelopment Authority SiiA Salem Redevelopment Authority Decision ljV`11 p v October 12, 2016 M 90 Washington Street: Small Project Review: Discussion and vote on proposed facade and building improvements SRA Decision At its meeting on October 12, 2016 the SRA voted unanimously (4-0) to approve the proposed small project: fagade and building improvements at 90 Washington Street, as shown in plans dated 9/16/16 and as recommended by the Design Review Board. The applicant shall return to the Design Review Board and SRA for review and approval of signage and building lighting. Recommendation At its meeting on September 28, 2016 the Design Review Board voted unanimously (6- 0) to recommend approval of the proposed fagade and building improvements at 90 Washington Street as presented in plans dated 9/16/16, subject to the applicant returning to the DRB and SRA for review and approval of any proposed building lighting and signage. Proposal The applicant proposes a series of front and rear fagade renovations/improvements in order to prepare the building for reuse as a provider of commercial office space above retail storefronts. On the Washington Street elevation brick will be cleaned a repointed as required, sills will be cleaned, black granite medalions will be cleaned and reset, and a new insulated, low profile aluminum finish storefront system will be installed to closely match the existing. On the rear elevation new insulated historical windows to closely match existing will be installed, a curtainwall with vertical louvres and metal clad siding addition will be built, existing brick will be cleaned and repointed as required, and a new storefront entrance will be built at ground level. Staff Comment The City of Salem City Council recently approved entering into a 20 year lease for use of the majority of the building as a new location for the City Hall Annex. The applicant will seek historic tax credits for this project. The project was reviewed by the City's Historical Commission; the Commission will be providing a letter of endorsement of the project for receiving Historic Tax Credits. The MA Historical Commission will also need to review the project in order for it to receive the tax credits. Design Submission for: 90 Washington Street Salem MA _ U Z U 12f W W io Salem Redevelopment Authority I Small Project Review W 16 September MIS Z NINE ZERO WASHINGTON LLC Design Submission 190 Washington Street TABLEOF CONTENTS.......................................................................................................................................... 3 LETTER........................................................................................................................................................... 5 SUBMISSIONCHECKLIST..................................................................................................................................... 7 SmallProject Review............................................................................................................................... 7 SignReview............................................................................................................................................. 7 STATEMENT OF PROPOSAL AND DESIGN................................................................................................................. 9 BUILDING ELEVATIONS SHOWING PROPOSED IMPROVEMENTS................................................................................ 11 SCHEDULE..................................................................................................................................................... 14 OUTLINE SPECIFICATIONS FOR SITE IMPROVEMENTS AND EXTERIOR FACADES............................................................. 15 SAMPLE OR DESCRIPTION OF ACTUAL MATERIALS AND COLORS............................................................................... 16 PHOTOGRAPH OF EXISTING BUILDING FACADES.................................................................................................... 21 31 Design Submission 90 Washington Street September 16,2016 Tom Daniel,Director Planning and Community Development City of Salem 93 Washington Street Salem,MA 01970 RE: Meeting Agenda—SRA- Project at 90 Washington Street,Salem Dear Tom, Please let this letter serve as a formal request to be placed on the agenda for the SRA meeting taking place on September 28,2016. We would like to present our design plan for review. We are the owners of 90 Washington Street in Salem and plan a major historic renovation of the now dilapidated building. The upper two floors of the three-story building have been vacant for many years. The renovation will include bringing the entire building up to modern building codes,restoring the original fa4ade,adding a glass addition and creating office and meeting space on the first,second and third floors for the City of Salem Annex offices. Thank you for your consideration. We look forward to meeting with you on the 28". Sincerely, George C.Vernet, III Manager&Authorized Person 5 Design Submission 190 Washington Street SUBMISSION CHECKLIST Small Project Review # Requirement Response/Cross Reference Letter requesting to be placed on the meeting agenda... See Letter above 1 Written statement of proposal— See Statement of Proposal and Design below Z Proposed time schedule for completing the improvements. See Schedule below 3 Outline specifications and samples,for site improvements and See Specifications Section below 4 exterior facades. See also Building Elevations and Materials below Scaled Colored Drawing See attached Appendix#1 5 Building Elevation denoting proposed improvements. See Building Elevations below 6 Sample or Description of Actual Materials and Colors... See Material Section below 7 Photograph of existing building facades and contextual See Existing Photographs below 8 photograph showing the surrounding buildings. Sign Review Sign Review will be submitted separately at a later date. # Requirement Response/Location Complete Application. Pending i future submission. 1 Scaled 8.5 x 11"Colored Drawing(1/4"=1')denoting letter Pending j future submission. Z type(font)and letter heights Building Elevation denoting sign placement on the building(in color) Scaled Cross Section showing detailed methods of attachment Pending (future submission. 3 Proposed method of lighting,if applicable Pending j future submission. 4 Sample or Description of Actual Materials and Colors Pending (future submission. 5 Photograph of existing building front and contextual Pending j future submission. 6 photograph showing the surrounding buildings 71 Design Submission 190 Washington Street STATEMENT OF • • AND DESIGN Nine Zero Washington LLC proposes the adaptive re-use of the largely vacant building at 90 Washington Street into offices for the City of Salem at levels 2 and 3 while maintaining 4,600 SF of retail at the base. Nine Zero Washington LLC has negotiated a - lease with the City of Salem to house many of the departments currently located at 120 Washington Street.Programmatic requirements for the City of Salem resulted in i � rp ,I the need for an additional conference room/stair at the rear of the building.A new metal clad structure has been added to house _ this additional requirement. The building is set between the two adjacent n _ t�• buildings to the North and South.The East .f. - fagade faces Washington Street and the west faced faces a parking lot.The property line does not extend beyond the building's / footprint however,the City's programmatic requirements asked that owner provide a rear entrance through the existing parking lot. The project is currently pursuing Historic _ — Rehabilitation and Tax credits which requires _ that all significant architectural features and materiality be maintained.As such,other than cleaning,repointing and window replacement,the Washington Street facade will largely remain as is.And other than the new addition as described above,and new windows to match existing,the rear facade will largely be maintained as is. The storefront will require compliance to all Historic Tax credit requirements,but will also meet with tenets of Main Street Storefronts.The entrance doors to Koto on the North side of the Washington Street facade will largely be maintained.The single glass storefront door on the south side will serve as the main door to the offices above but will be converted to a double storefront door for egress purposes.And a new storefront door T til'Is - will be added adjacent to the current Red Lion door for access to the storefront space.Existing businesses ' J will be open throughout the duration �.. of construction. Y p Signage will be provided in a separate signage package /a 9 � BuILDING ELEVATIONS SHOWING PROPOSED IMPROVEMENTS Washington Street Facade All existing materials on the Washington Street facade to remain with the exception of the storefront system and the strip windows. - The proposed new storefront system will have insulated glazing with low profile narrow mullions.o match existing - The proposed new strip windcws will have insulated glazing with operable awning type windows to match existing. Existing brick to be cleaned and repointed as required err Gte ,i z'ion to !-. .. to window head i)e cleaned and New storefront entry door. - _ - u. wnrL.rwn ttu uucfruu i;r- 1. O t l• Design Submission 190 Washington Street Rear Faigade All existing materials on the rear facade to remain with the exception of the'punched'windows,fire escape and fire escape egress doors.There is a proposed new stair and conference room addition at rear facade and a proposed new entrance to the'CITY HALL+'space. - The proposed new upper level'punched'windows will have insulated glazing with narrow mullion 'historical'windows to match existing. - The former upper level fire escape egress doors will have insulated glazing with narrow mullion 'historical'windows to match existing.The lower half of the door will be solid metal panel. - The new rear'CITY HALL+'entrance and conference room/stair addition will be clad in metal panel. - New insulated storefront window to replace existing egress north on south end of the facade. Curtainwall with vertical louvers at conference room/stair addition. Existing'punched' Addition to be metal clad New roof edge to windows to be replaced shingle siding. match existing with new,insulated 'historical'windows to closely match existing. New signage to b,:- submitted in a subsequent review package—signage shown is for informational 6 purposes only. l Existing brick to be cleaned and repointed as required New storefront window at existint, egress door New storefront'CITY HALL+'entrance 12 Design Submission 190 Washington S--reet Axonometric View New conference room/stair addition Elevator N Roof New conference Z room/stair additions M Stairs Roof LEVEL 3 New`CITY HALL+' workspace Public meeting spaces d «- 2 L Stairs New rear transaction entrance I a.p c � counters ti Y F NO .; Elevator +:°��• LEVEL 2 r - 4� ` �"'k.' � � Existing I<OTO space meg,<.�s Existing Red Imoq • i ?v. Lion space 4, / \ New retail space Public stairs W' 'CITY HALL+' • See oppendixfor enlarged oxonometric LELl .T` entrance views of Levels 1 +2 public spaces VE 13 1 " Design Submission 190 Washington Street SCHEDULE The schedule below depicts an estimated time line through tenant occupancy. 3016 101) len'16 1Rb'Sb M,r'i6 r'16 Ma '161un16 lul'Sfi lw('Ib 36 0R'l6 Nw'16 Ott'16 lan'3] feb'1]I jj.,'1)FApr'll May'17Tlunb1 lul'1) )al(4)ISep't]I aa,V Nav'17@c'1) ownan work l Action,iT.--<�:J work Plan Cpnf,serve General cle nup OryOoundlI e0heremn na0u ♦• peme�l tool lrepuiretll._ _ m P_JS4 urtI Study and Geo hnlcal Nrow/Oesi(n Historic Tax Credit Spse're w,,r-W,ra'ad,ocexs O\fT\ m al P<CSmw %ep D \.rani+Sal lem NlSlpf e P FXnpGOn D\sTlanl 12�1�1NClppNcavMP"(l iv) O00 OIIj00000 00 00 0 Si Small Project Review V ljer -" Exl,tin5 Condition --�� Schematic Dail(n MOM�r Dedgn Dav\I\Pman h �r eon,tmalon D eum\nts �� Pmcuramart _ Construction Administra fo General Canstr coon_ __. �.1�Generalcanshurtmn Tenant PI—N, Mave 141 Design Submission 190 Washington Street OUTLINE SPECIFICATIONS FOR SITE IMPROVEMENTS AND EXTERIOR FACADES Site Improvements Given that the 90 Washington Street property line aligns with the building's footprint,there are no site improvements that are considered part of the scope for this renovation. However,the rear parking lot'is owned " --- = PoWN3WO,p by one of the partners of Nine Zero I.I.C. xm,x uo•e —• As such, agreements have been made •••• to allow access through this lot to the W ' proposed new rear entrance at 90 _ _ .... ., Washington Street. •mwNxuc,a sner I Exterior facade Given that the project is currently pursuirg Historic Rehabilitation and Site Plan showing access to Tax credits,improvements to the new rear entrance Washington Street fa4ade are limited to cleaning,repair and repointing the existing brick and full replacement of the existing storefront and windows. Improvements to the rear will be the same with the exception of the new conference room/stair addition. OUTLINE SPECIFICATIONS— STORE FRONT—INSULATED GLASS WITH LOW PROFILE, NARROW MULLION,ALUMINUM STOREFRONT FRAMES TO CLOSELY APPROXIMATE EXISTING. UPPER FLOOR STRIP WINDOWS(FRONT)—INSULATED GLASS WITH OPERABLE`HISTORICAL'STEEL FRAMES AND A MULLION PATTERN THAT CLOSELY APPROXIMATES THE EXISTING'STRIP'WINDOW APPEARANCE. UPPER FLOOR WINDOWS(REAR)—INSULATED GLASS WITH OPERABLE'H I STORICAL'STEEL FRAMES AND A MULLION PATTERN THAT CLOSELY APPROXIMATES THE EXISTING 'PUNCHED'WINDOW APPEARANCE. EXISTING DOORS AT THE DEMOLISHED FIRE ESCAPE WILL BE REPLACED WITH WINDOWS TO MATCH. STONEWORK(FRONT ONLY)—ALL EXISTING BLACK GRANITE STONEWORK TO BE CLEANED AND RESET AS REQUIRED. BRICKWORK(FRONT ONLY)—ALL EXISTING BRICKWORK TO BE CLEANED,REPAIRED AND REPOINTED AS REQUIRED. NEW METAL PANEL AND CURTAINWALL—NEW METAL PANEL AT CONFERENCE ROOM/STAIR ADDITION. NEW CURTAINWALL WITH VERTICAL LOUVERS AT CONFERENCE ROOM. is ) Design Submission 190 Washington Street OR • OF Material and Colors-Washington Street Facade Material and Colors-Rear Facade With the exception of new storefront and With the exception of new upper floor windows windows, no new materials are anticipated for and the conference room/stair addition,no new the Washington Street facade.The storefront materials are anticipated for the rear facade.The shall have a natural metal finish to match existing new upper floor steel windows to be painted to and the new upper Floor steel windows to be match the existing.The new addition to be painted to match the existing. painted metal with curtainwall louvers to match. STOREFRONT SYSTEM-INSULATED GLASS WITH LOW PROFILE,ALUMINUM FRAMES TO CLOSELY APPROXIMATE EXISTING. Existing photo - - '- Ir tutu:111111WR Wall [a LILT S5LtL ]NOR LT "�Ii I ` Rendering of proposed design 77Z TJ i Existing detail photos Rendered curtainwall 16 Design Submission 190 Washington Street UPPER FLOOR STRIP WINDOWS(FRONT)—INSULATED GLASS WITH OPERABLE FRAMES AND A MULLION PATTERN THAT CLOSELY APPFOXIMA—ES THE EXISTING 'STRIP'WINDOW APPEARANCE. _ _ 1 - T i ■ r ,ZT- _ Existing detail photo Detail rendering Existing conditions photo Rendering of proposed design L1111 E I []Ell]! Image from proposed window Image from proposed window manufacturer brochure manufacturer brochure 171 Design Submission 190 Washington Street UPPER FLOOR WINDOWS(REAR)—INSULATED GLASS WITH OPERABLE FRAMES AND A MULLION PATTERN THAT CLOSELY APPROXIMATES THE EXISTING PUNCHED'WINDOW APPEARANCE.EXISTING DOORS AT THE DEMOLISHED FIRE ESCAPE WILL BE REPLACED WITH WINDOWS TO MATCH. Proposed insulated glazing at upper half of existing door. Proposed metal panel at lower half of existing door opening Existing windows on rear facade Rendering of proposed design I Proposed insul ate glazing at existing window opening PF]PI] image from proposed window image from proposed window manufacturer brochure manufacturer brochure 18 ( Design Submission 190 Washington Street STONEWORK(FRONT ONLY)—ALL EXISTING BLACK GRANITE STONEWORK TO BE CLEANED AND RESET AS REQUIRED. r,- L Detail photo of medallion Existing photograph Existing black granite medallion to remain tx fisting black granite window head and sill to remain Rendering of proposed design BRICKWORK(FRONT ONLY)—ALL EXISTING BRIC<WORK TO BE CLEANED,REPAIRED AND REPOINTED AS REQUIRED. i Detail photo of brick Detail rendering 19 ) Design Submission 190 Washington Street NEW METAL PANEL AND CURTAINWALL—NEW METAL PANEL AT CONFERENCE ROOM/STAIR ADDITION. NEW CURTAINWALL WITH VERTICAL LOUVERS AT CONFERENCE ROOM. 9 Detail rendering i I Photo of louver in Detail rendering of conference front of curtainwall room/stair addition 20 Design Submission 90 Washington S--reet PHOTOGRAPH OF EXISTINGBUILDING FACADES y. OEM Q � LSI .. • .. i / f 1�. C qe� • _ I� ROS .. 5 112" EL 2M �1�IL� �III� I[�IL�Ill�u�� 111�111 I F"T�N- .* �m—.. �II�II1� 1_IEIEIII_IF1 ]E I IIS' VL C1TY nsmoke ow LEVEL I A U) nin • zero washington WashingtonSEPTEMBER 16,2016 90 VVashington Salem, MA 01945 LT n T it UJ � L7J I i IBJ 0 EV Y 1 Q ti Tom•., _ '..I gii L' Sol �- NAP%- luwEL 1 - - 0.. N n/ W r Z 3 nine zero washington SEPTEMBER 16,2016 Rear Elevation 90 Washington Street Salem, MA 01945 70 WASHINGTON LN OF STREET PROW IF CANOPY LMNi WrRA?a CAW i W SIGWMASOVE LEMELOW NEW AE97AROOF OPENLEVELLEIS BEL = DasiGDU. qH"'u WITH LOWERS LOCATION PTER Z LOGTION �— — — 90 WASHINGTON x z EXISTING REAR LOT —FM STREET NOT IN SCOPE AMON m WWROOFTDPWa i 00 00 I EMNSTAP NEW ORATOR EMNEM WADIOdGE `I NEW TITYNNl+• REAR EIMME AEW PROPOSED WINDOW AT EXISTING DOOR LOrAT ON `I LEVELTHREE ROOF l I 100 WASHINGTON STREET W W x 0 U] z W I Z nine zero washington SEPTEMBER is.2016 Site Plan 90 Washington Street , Salem, MA 01945 �A 0 --y X 0 O O 11111 H III11 111111 11111 111111 f O O W O O _ Ln 6L W rM _Z nine zero washington SEPTEMBER 16,2016 Basement 90 Washington Street , Salem, MA 01945 Egu,pment Utility Storage +/ Custodal it o ' Egress Medium� �p estibul 1�v try Meeting Y/�Y estroom ®r ICT Tarr Restroom .. ......_....__....... far Eg Eu C ® ® 'UGUGU LII IT 0112 Meeting o „ „ Kde 3247 Sf it riil , Lobby t Stair Red Lion 1214 of W ry1 _ W Vacant r IN03i ,I fl LL LW �-T 3 nine zero washington SEPTEMBER 16,2016 First Floor 90 Washington Street , Salem,MA 01945 unassigned Nag -- ___ ® large !9i Fn Stair Corderence Building fid! �dl Exft Access • Office � ® C Engineering '+ ® UNISEX U�TM HCUNISEX BATH BATH Public Services HC UNIS Lobby BATH UP Custodial Emergency Cl. Nedum Ir—17� office • Conference W StorageOIAce Small !� Office Conference Cottee L Reception Stege r W W LL� • r ,q, • • unass�i ned U1 LY N 0 LY w Open We r Z o nine zero washington SEPTEMBER 16,2016 Second Floor 90 Washington Street , Salem, MA 01945 0Ij1 A 10 EMD 0 ID El 13 s U EF-13 Exam Public Health Coplereace Nurse Health Sma ° ce Cc MIM Closet 0 MaelnNotlon Slab Recordsl utility Storage ° Interview Lobby Ele or Corridor UP HC UNISEX BATH ° REF. UNISEX UN4SEX coffee BATH BATH Wellness r PN Folder Legal � ° W Fader Office Office W Human e Resources o L LIJ Room unassigned � Retirement Board Z ° 3 nine zero washington SEPTEMBER 16,2016 Third Floor 90 Washington Street , Salem, MA 01945 4 �® l i v W LL �' LL LW r Z 3 nine zero washington SEPTEMBER 16,2016 Ground Floor Isometric Section 90 Washington Street , Salem, MA 01945 / / e 1� W z 3 nine zero washington SEPTEMBER 16,2016 Second Floor Axon 90 Washington Street , Salem,MA 01945