Update on Window Replacement Project

A meeting to discuss the possible replacement of unit windows was held on Tuesday, May 23rd in the Heritage Room at 10 Norman Street, In Attendance for Markwood Management was Kim Lord and Trustee George Courage. Eight owners also attended. The main topics of discussion were:

Why replace the windows? 

Age of the Windows
The building was converted to condos in 1984-85, which means the windows are about 32 years old. Many commercial windows have a life expectancy of about 20-25 years. We are at or beyond the life expectancy of the original windows.

Energy Conservation 
The last few years have seen some steep increases in electrical rates, especially in the winter. The inefficiency of the windows has been a contributing factor.

Air Quality/Airflow
Many of the window counter weights have broken, making the windows incredibly difficult to open for ventilation. Many of the screens are also missing/broken.

Seal Breakage
The seals on many windows are cracked or broken which nullifies their insulating qualities and in some cases create drafts.  Many of the windows no longer close and seal properly.

Repair or Replace?
Although broken or cracked glass can be replaced, and seals redone, there is no way to replace/restore the argon gas in between the two panes of glass, greatly reducing the insulating qualities of the window. Finding a vendor willing and able to do repairs has proved difficult, expensive, and very limited. For instance there is no way to repair the broken counterweights.

Aesthetics
Many of the windows are visibly worn and aged-looking, and many are jury rigged or propped open with everything from sticks to box fans. This makes the building look shabby and reduces it's value to prospective tenants/owners.
 
Value to the Unit
Replacing the windows would most likely enhance the value of the unit either to attract potential buyers or tenants.

Structural 
At this time there is no structural reason to replace the windows. We had a structural engineer come and take a look at the building before the meeting, and although we have not yet received his final written report, he said that there was no indication of major structural problems either caused by, or affecting the windows.

Sound
Newer windows with double or triple-pained glass will also greatly reduce ambient noise from the downtown area including pedestrian and vehicular noise.

Liability
Injury to a tenant caused by the lifting or falling of the very heavy windows and possible legal action resulting from it may be a strong incentive for owners to replace the windows.

Why Replace the Windows Now?

Cost Savings
The more owners decide to get their windows replaced at the same time, the cheaper it will be for everyone. Besides the cost of the windows themselves, the equipment and personnel required to replace them become prohibitive on an individual basis.

Less Disruptive to Residents
If we as many as we can at once, we reduce the amount of disruption to the building.

Savings on Heating/Cooling 
Although replacing the windows is expensive, there may be state incentives in the form of grants rebates or loans available to help make our building more energy efficient.

Next Steps
We had (8) owners sign up for a group e-mail list that will keep everyone informed of developments on the windows. Trustee George Courage contacted the preferred vendor for a more detailed estimate for the project. Owner Dustin Quadros has gathered information about getting an energy audit, a step which could be helpful in obtaining financing for the project.

If you were unable to attend the meeting but are interested in replacing your windows, please contact Markwood Management or e-mail george@georgecouragecreative.com, for more information.

Planning Board Meeting about Proposed Development at 120 Washington Street

Residents of 24 Norman Street, be aware (if you have not already received notice from the City of Salem Planning Board) that there will be a public hearing on Thurday, June 1, 2017 at 7:00 PM in room 313, third floor at 120 Washington Street to review plans to convert the 3rd and 4th floor offices at 120 Washington Street, currently occupied by the city, into (14) residential units and construct a common roof deck on the 2nd floor. The potential impact of this for 24 Norman Street residents is possible sound issues for the back and north side of the building, and especially on available area parking. The 120 Washington Street building has no parking of it's own and no mention has been made of where these (14) residents are going to be parking. Will the city make a deal to sell/lease more spaces in the already crowded Riley Plaza? With the leasing of space in Riley Plaza to the Merchant Hotel, another (2) hotels being built on Essex and Washington Streets and the loss of (8) spaces to tour-bus parking, parking availability promised to be a hot issue in the coming year or so.  If you can, please attend the meeting to find out the details of what is being proposed and to rasie any concerns you may have. This may be your only opportunity to be heard.

Boston Globe Survey: Dedicated Bus Parking in Holyoke Square

Should Salem continue to maintain dedicated bus spaces in Holyoke Square? - The Boston Globe

If you have followed this blog for any length of time, you are aware that the city council recently narrowly voted to make the north side of Holyoke Square into dedicated tour bus parking, year-round.
This has had an adverse affect on the availability of parking spaces in the neighborhood of 24 Norman Street.

An article posted to the April 21 bostonglobe.com website featured arguments for and against dedicated tour bus parking in Holyoke Square. Arguing YES was Kate Fox, Executive director of Destination Salem, arguing NO was Arthur Sargent, Salem city councilor at large.
The link to the article is here: http://www.bostonglobe.com/metro/regionals/north/2017/04/21/should-salem-continue-maintain-dedicated-bus-spaces-holyoke-square/TlMapKBUM8CIfEvrk3SR2H/story.html

There was also a survey asking "Should Salem continue to maintain dedicated bus spaces in Holyoke Square?". If you have the time and/or a subscription to the Globe website, please go and read the article, and vote. The results as of Friday were 39 votes AGAINST and 18 votes FOR. Although it is a non-binding survey, anything we can do to make our opinion heard will be helpful. You can be sure that the opposing side will be networking in favor of their agenda.

TRAFFIC AND PARKING COMMISSION MEETING THURSDAY, MAY 4

TRAFFIC AND PARKING COMMISSION MEETING
THURSDAY, MAY 4
6:30PM
120 WASHINGTON STREET, 3rd Floor

Late in 2015, a pedestrian required emergency services after being struck by a car and seriously injured on lower Endicott Street at its intersection with Pratt. The vehicle, coming from Marblehead, came across the Margin Street intersection from Mill Street (Domino's, Walsh Insurance). Following this incident, 47 immediate neighbors signed a petition asking the Mayor for help with an unacceptable and steadily worsening traffic situation that you are probably quite aware of.
In December 2015, GESNA (Greater Endicott Street Neighborhood Association) created the Lower Endicott Traffic Sub-Committee (LETS-C) to work with the city to find a solution. It has 6 official members and about the same number of other neighbors assisting. They all live in the affected area (between the intersections of Endicott/Margin and Endicott/Summer).

In early 2016, the city hired an independent firm (the VHB) to conduct a study of the situation. At a meeting in April 2016, the LETS-C learned the results: An appalling 2,400 vehicles enter Endicott Street from Mill and Margin per day. To make matters worse, many of these vehicles travel at speeds that are not appropriate for a neighborhood street. In mid-2016, two "20mph" signs were installed on lower Endicott. While not enforceable, it was hoped that they might slow traffic down. However, with each passing day, lower Endicott becomes a more common short-cut for non-neighborhood drivers looking to avoid downtown Salem and get to points north and west as quickly as possible. GESNA is aware of at least 2 more traffic accidents in the affected area since the first incident. One vehicle, nearly totaled, had to be towed away.

In January 2017, the LETS-C coordinator gave new City of Salem Traffic and Parking Director, Matt Smith, a tour of the problem area. The Director suggested another meeting with the LETS-C and to invite residents of both lower Endicott and Prescott Streets. That meeting took place on April 11, 2017. In attendance were Matt Smith, Mayor Kim Driscoll, Councilors Stephen Lovely and Arthur Sargent, City Engineer David Knowlton, the VHB and 13 neighbors. Several ideas were discussed and will continue to be considered, including having lower Endicott Street become a one-way (down from Summer Street to Margin). The rest of the street would remain unchanged.

One of those ideas is being sent to the Traffic Commission for approval. It is a Pilot Program (test run) for lower Endicott and lower Prescott Streets. If approved, signage that will read "Do Not Enter, 7-9AM, 3-6PM" will be placed at the intersections of Endicott/Margin and Prescott/Margin. The reason Prescott Street would get this restriction along with Endicott, is because traffic that currently uses Endicott might simply adopt Prescott Street as the new short-cut. Thus, the same traffic nightmare plaguing Endicott could be recreated one street over. While this part-time restriction is slightly inconvenient, it is a sacrifice the lower Endicott residents are willing to make for a safer street and the greater good.

This change would also affect those of you who use lower Endicott and Prescott Streets. For that reason, GESNA, Matt Smith, Mayor Driscoll and the Councilors all feel these developments should be shared with the entire neighborhood at this time. If you have an opinion, idea, question or concern, you may want to attend the next meeting of the Traffic and Parking Commission to share them. Again, the Commission will be making the final determination on implementing this one option.

Contact info:
MATT SMITH, Traffic and Parking Director
msmith@salem.com
978-619-5697

Window Meeting Set for May

A meeting to discuss options for the much-needed window replacements for 24 Norman Street (see the March 31st post for details) is set for on May 23, 2017 @ 6:30PM at Heritage Plaza, 10 Norman Street, on the lower level conference room (same location as the Annual meeting of unit owners).  Contact Markwood Management if you have questions. Hopefully we will see you all then.

City of Salem Expands Bulky Trash Item Collection Options

The City of Salem is expanding the bulky trash item collection options available to residents.

• Effective immediately, Salem residents can schedule two bulky items for collection by Waste Management at a time. Bulky items will continue to be collected on your recycling collection week only. To schedule a bulky item collection, you must call Waste Management at 800-972-4545 at least 48 hours in advance of your scheduled recycling pick up.

• For the month of May, an additional bulky item disposal dumpster will be available for use at the Salem Transfer Station on Swampscott Road, Saturdays from 7 a.m. to 3 p.m. and Sundays from 9 a.m. to 5 p.m. Proof of residency or property ownership is required, and you will be asked to sign in.  There is a limit of two items per person, per weekend. Construction debris will not be accepted.

For additional information or if you have questions, please call the City of Salem Recycling & Trash Office at 978-619-5679.

Window Replacement Update

As many of you already know, the windows in our building are 30+ years old (the building was converted to condos in the 1980's) and are well beyond their projected lifespan.

As a result, many residents at 24 Norman Street have windows that are no longer energy efficient ( as reflected in high heating and cooling bills). Many have cracked or broken seals and/or broken and cracked glass which make for drafts and even leaks when there is a combination of wind and rain.
There are also broken counterweights which make the windows difficult to open, and dangerous if they should fall shut. Add in missing screens and it looks like it is high time to replace the windows.

Our windows are exceptionally large (approximately 4 feet by 9 feet 6 inches ) and heavy (over 1,000 lbs). Most window manufacturers (especially vinyl window)  have an upward size limit of 85". That is 3" shorter than the two bottom panels of our windows. Our windows are really (2) windows joined together. (1) part comprised of two large panels of equal size, and an additional  1 foot-high transom at the top.

Markwood has been looking into window replacement since last year, but because of the size, weight and location of the windows,  have had difficulty in finding a combination of a vendor who can manufacture windows at the large size required, and an installer who was willing and able to install them.

I personally contacted (5) different window vendors, all referrals from business associates including an architect.
Out of those five, one never got back to me and another RiteWindow, said they could not help us after I sent them pictures and dimensions.
The three left were:
Coastal Windows & Exteriors of Beverly
Schernecker Property Services of Waltham
New Angle Glass of Lynn

Each of these three came and met with me at the building, looked at the windows inside and out, and took measurements.

Coastal Windows gave me an estimate the same day, but they were very expensive. 
$8,124.00 for replacing (2) windows.
They also only do vinyl windows which is a problem due to the size.

Schernecker Property Services
Is a property service company so they are used to dealing with large condo projects. They were very knowledgable and besides the sales rep, had a structural engineer along. They said that vinyl windows are not an option for our size windows as they do not add structural support and the weight would cause  the vinyl to deform over time, which would lead to problems. They recommended metal replacement windows. They have have not yet , as of today, provided me with an estimate.

New Angle Glass is a local company (based in Lynn) they also sent two people, a sales rep and an installation guy. They confirmed that for windows this size that vinyl is not an option. They also recommended metal replacement windows. They have recently completed several large window projects in the Lynn area.
Their pricing was much better, coming in at around $4,198.75 for two windows. They also gave us the option of two different window configurations, one where the (3) panels would be of equal size, thus reducing the weight of the individual panels and making them easier to open, and one with a “hopper”option for the top panel, so that you could actually open the top most window.

There are still some variables that might drive the price up bit. they would need to rent a boom lift which would cost them $2,450.00 a week, and Salem might require them to have a police detail as well (not sure what that would cost) so the more people do this at once, the cheaper it is for everyone. This definitely brings this into the realm of possibility.

Anyway, that’s where things stand. If you are interested, or know anyone in the building who is, please let the Markwood Management office  (Kim Lord) or myself know (leave a comment or e-mail me).

I will be posting about this on the blog again in the near future as I get updated information. There is also an e-mail chain making the rounds.
When I get the final estimate from Schernecker , I will pass that on to you. We will probably need to have a special meeting to discuss this further.