300 Elm Street 2nd Hearing Submission.pdfDear Northampton Historic Commissioners,
At my first hearing on April 24, 2023, a request was made for an estimate for restoration of my
windows. I contacted 6 restoration specialists, and received one email denying the request for
estimate (Included in this submission) and one estimate for $57,000 from Cleary and Sons to
restore my windows. Please note that this estimate does not cover New glass, interior/exterior
casing, stool or side stops, new pulleys, Exterior sill or temporary windows during shop
restoration. Additionally, the estimate does not include the cost of custom screens and storm
windows which will still be required to meet the State Sanitary Code and have a modicum of
energy efficiency and occupant comfort.
Additionally, the $57,000 will cover only 19 of the 33 windows in my building. Restoration of
the Windows would include removal of the existing window frames for up to 5 days and placing
plywood in the window opening during that time. Living in an apartment with plywood where
all the windows should be for 5 days is not something I can ask tenants to deal with. And
tenants have a right to refuse access to their apartments if they decide they don’t want to deal
with plywood over their windows.
As previously mentioned, I am only able to fund the window replacement project with the Mass
Save Heat Loan which will not allow me to use the loan to restore windows. Furthermore, this
heat loan is only up to $25,000. I have no other money available to restore my windows.
I have also included in this submission two emails from my tenants; a Smith College student
who moved out of her apartment because it was too cold in the winter and a current grad
student who still resides in my building.
Some commissioners noted at the last hearing that they did not think my windows were
beyond repair based on my pictures. The pictures I had provided in my first submission were of
just the interior face of the windows in my apartment. So I decided to inspect my windows
further and got access to the tenant apartments, and discovered that the windows in my
building are in much worse shape than I was aware of. You will see the windows that have
larges holes straight through the frame where bugs can enter, splitting wood, rotting wood,
nails coming out of window frames, glass panes that are split in half and glass panes about to
pop out of their frame due to deterioration of exterior glazing, trim separating from the
building and large spaces between the sash and frame. Some windows do not open, some slam
closed, do not lock and one window shows sign of water penetration. I am confident that the
pictures you will see in this submission will prove without a doubt, that my windows are
beyond repair.
This submission also contains a letter from Jonathan Salvon, Principal at Kuhn Riddle Architects,
which specializes in historic preservation projects. You will see in his letter he states that my
windows are poor quality and beyond repair and that if my windows are not addressed soon,
they will begin to cause deterioration to other parts of the building envelope. You will also find
stated in his letter that my proposed window replacement specifications meets the
requirements of both the City of Northampton Bylaw section 195-5, B, 11 and the Secretary of
the Interior Standards for Historic Preservation.
Also included in this submission is a letter of support from State Representative Lindsay
Sabadosa, Ward 2 City Council Vice-President Karen Foster, and a statement from Tristram
Metcalfe of Metcalfe Associates Architecture, located in Northampton. Tristram is one of the
founders of the Northampton Historical Commission and served as Chair of the Commission for
20 years. Here are excerpts from Tristam’s letter, based on his observation of my windows;
• “I have seen the very poor condition of 300 Elm Street's windows and how they must be
ruining the human experience inside during cold weather. The wood stiles jambs and
sills are dry rotting shrinking and splitting and a majority require replacement based on
what is visible.”
• “…actual materials in an historic building matter much less than the issue of what they
look like in appearing exactly like they were when originally built back in history. This
most important view from the public space is the primary guideline in Historic Districts
and is why the nation's Historic Commissions serve an important preservation function
for what our human environments end up looking like.”
• “To the question of replacement versus restoration of the existing old windows at 300
Elm, what should matter most to the Historic Commission is the end result of what we
see from Elm Street while what matters most to the occupants is to be safe and
healthy.”
• “It is illogical to require tight wood grain old growth wood, because of the thought that
it is going to last longer. Actually, fiberglass cladding will long outlast tight wood grain
that requires constant maintenance costs that may eventually see maintenance avoided
all the while energy savings is lost and the logical required laws for health and welfare
suffer.”
• “The Marvin Simulated Divided Lites with grills including an insulated glass spacer in
black will look historically very accurate and will be much more historic and aesthetically
pleasing than ugly interior plastic or ugly aluminum storms hiding from view the esoteric
impossible to see old growth wood. That old growth wood is irrelevant to the public
view thus the purpose of the historic district affecting the public should overrule the
authenticity of old materials. Fiberglass is the best material as an exterior finish even
better than aluminum by being more dimensionally stable, more heat conductively
energy efficient, longer lasting, and the lowest maintenance for windows. The Marvin
windows proposed meet all of the Commission guidelines for replacement.”
I am confident that the findings of two historic preservation experts who have
separately concluded that my windows are beyond repair and in need of replacement,
the exorbitantly high restoration quote, the pleading of my tenant’s to fix their windows
and the support of local and state elected officials will convince you that a certificate of
hardship is both desperately needed and appropriate for 300 Elm Street and its 7
occupants.
Please remember that a Barred Owl, which typically weigh 1.6 pounds when adult,
managed to fly through a glass pane in my building and emerge unscathed. If myself or
any of my tenant’s were to trip and fall into any of my windows, the panes of glass will
undoubtedly break, causing injury and the potential for a person to fall out of a window.
This constitutes a dangerous and hazardous living condition for all occupants and it
leaves me open to litigation, should someone be harmed, or even worse, killed. I ask
you to consider the issue of paramount importance; the health and safety of myself and
my tenant’s, and to vote yes on a Certificate of Hardship for 300 Elm Street.
See below for additional Window Pictures:
5/15/23, 9:22 AM Gmail - Windows
https://mail.google.com/mail/u/0/?ik=b1f0d3b908&view=pt&search=all&permthid=thread-f:1765822898660882921&simpl=msg-f:1765822898660882921 1/1
Jess Brand <rjelm13@gmail.com>
Windows
1 message
Mayellen Matson <mayellen.matson@gmail.com>Sat, May 13, 2023 at 7:18 PM
To: "RJELM13@gmail.com" <RJELM13@gmail.com>
Dear Northampton Historic Commission,
I am writing as a previous tenant of 300 Elm St # 1 in Northampton MA, which I rented from summer 2021 to summer
2022. The primary reason I decided not to renew my lease was because of how cold the apartment was in the winter. Due
to the outdated single pane windows, there was a constant draft during the cold months, which, considering New England
winters, made living in the apartment extremely uncomfortable. If the windows were better insulated and retained heat, I
would have loved to continue living there.
Sincerely,
Mayellen Matson
5/2/23, 11:35 AM Gmail - Commission Letter
https://mail.google.com/mail/u/0/?ik=b1f0d3b908&view=pt&search=all&permthid=thread-f:1764619668667390997&simpl=msg-f:17646196686673909…1/1
Jess Brand <rjelm13@gmail.com>
Commission Letter
2 messages
Danielle Bradley <daniellekbradley@gmail.com>Sun, Apr 30, 2023 at 12:34 PM
To: Jess Brand <rjelm13@gmail.com>
Hi Jess--please see below for a letter that you can forward/submit to the commission on my behalf. Thanks!
*
To whom it may concern,
My name is Danielle Bradley, a resident at 300 Elm St, Apt. 4, Northampton, MA 01060. I have lived at 300 Elm since
August 2021 and thus have been through two Mass. winters here. My apartment has a total of eight windows and one
glass-paned door. To put it bluntly, because of these old windows, my apartment is cold. The draft from the windows,
particularly in the living room and bedroom, is significant. During the winter months, the temperature near the windows is
significantly colder than in other parts of the apartment.
A change in the windows would make the apartment warmer and provide for more efficient energy use. I would benefit
from this as a resident and know that future residents would, too.
Should you have any questions, please contact me at daniellekbradley@gmail.com
Regards,
Danielle
Jess Brand <rjelm13@gmail.com>Sun, Apr 30, 2023 at 12:48 PM
To: Danielle Bradley <daniellekbradley@gmail.com>
Danielle,
I really appreciate this. Thank you.
[Quoted text hidden]
CHARLES W. ROBERTS, AIA • JONATHAN M. SALVON, AIA • AELAN B. TIERNEY, AIA
www.kuhnriddle.com
May 9, 2023
Jess Brand
300 Elm Street
Northampton, MA 01060
Re: Existing Window Condition Assessment
Dear Jess:
Kuhn Riddle Architects has worked on numerous historic preservation and adaptive reuse
projects, including projects required to meet the Secretary of the Interior Standards for Historic
Preservation as overseen by the National Park Service.
As you know, your building at 300 Elm Street is a multi-family apartment building containing five
units. The building is located in the Elm Street Historic District and is an individually listed
building at the state level which requires review of certain changes to the exterior to be reviewed by
the Historic Commission. Any work must also comply with the Massachusetts State Building
Code, the Massachusetts State Existing Building Code, and the Massachusetts State Energy
Conservation Code. As a building with apartment units for rent, units must meet the
requirements the Massachusetts Sanitary Code. This review of the condition of the existing
windows will be done against this regulatory framework.
Currently, the building contains both original wood windows from approximately 1890 and vinyl
windows likely installed in the last 20 years. The remaining original windows are located on the
first and second floors. The vinyl windows are located in the basement and attic levels.
The condition of the remaining wood windows varies somewhat, but the overall condition is poor.
Sashes show significant water and usage damage both from the interior and exterior. Some sashes
have been altered and muntins removed during prior reglazing. Exterior frames and sills are in
poor condition. The advance degree of damage makes proper operation of the windows difficult.
There is clear evidence of water infiltration to the interior. The glazing itself is of various ages and
M:\300 Elm Street\Brand Letter.docx Page 2 of 2
does not represent a consistent historic appearance. If not addressed soon, the condition of the
windows will begin to cause deterioration of other parts of the building envelope. The windows
also do not meet current codes for water and air tightness. It is our professional judgement that
the windows are beyond the point where repair is a viable long-term option.
Beyond condition, replacement can be recommended from a historic preservation perspective as
the proposed window replacement will include replacing the inappropriate vinyl windows and the
altered existing windows with replacement windows replicating the light patterns and sight lines of
the original windows. Both interior and exterior window trim will be retained. In our
professional judgement, the proposed window replacement meets requirements of both the City of
Northampton Bylaw section 195-5, B, 11 and the Secretary of the Interior Standards for Historic
Preservation.
Sincerely,
Jonathan Salvon, AIA
M e t c a l f e A s s o c i a t e s A R C H I T E C T V R E
142 Main St. Northampton, MA, 01060 Tristram W. Metcalfe III, Ma. Reg. 5393
Phone number > 413 586 5775
Cell number > 413 695 8200
Email > twm3@rcn.com
NCARB, NYS, MA, CT, NH registrations
WMAIA
AIA
May 15,2023
To:Northampton Historical Commission, Elm Street Historic District
For; Jess Brand, 300 Elm Street Northampton, MA 01060
Re: The Existing Windows Evaluation of Repair
From; Tristram W Metcalfe III, AIA
Dear Commission members,
I have been asked to evaluate the windows at 300 Elm Street concerning restoration due to their
deterioration and need to meet building codes and rental housing laws.
I feel remotely responsible to a degree for the situation where a building owner must face the
opinions of fellow citizens regarding Historic Preservation. I was on the Northampton Historic
Commission for over 20 years and when the first historic preservation movement began in town I was
instrumental in volunteering as the chair of all four proposed Historic District Study Committees. They
were; Downtown up Elm Street, Bay State, Florence, and Leeds with only the Elm Street District
eventually being formed. It was a break from the Downtown District which became the Central
Business Architecture Committee which is essentially an historic district without all its teeth due to
Chamber of Commerce folks fearing overbearing control. The CBAC therefore almost let the St John
Cantius Church be dumped into a land fill but it was stopped by our volunteer group to save it. I saw
following your Commission review of 300 Elm Street that the church did not suffer what I had feared
would be many new windows cut into it and so it should become a successful preservation of
Northampton's Historic built environment maintaining an aesthetic landscape with a high quality of
historic design for all to see on into the distant future.
To the point of this report on the windows at 300 Elm, I must first confess I am one who is
passionately committed to historic preservation primarily from the issue as an architect in watching our
public built environment deteriorate due to both ugly new poorly designed buildings and additions
sprouting up while great historic aesthetic older buildings get destroyed. In fact one of the most
compelling motivations to form the Elm Street Historic District was the gross re-muddling of 211 Elm
Street when I passed by one morning seeing the porch removed and a scary horrible naive support of
the roof that was only 2 severely bending 2x12s ready to snap as they held it up from the inward not
properly from the outward. The roof had nearly a 1 foot sag collapse and I immediately called Building
Commissioner Tony Patillo to warn of the collapse in progress. However the worst is that its tacky fake
brick addition still sits under a newly larger clumsy looking roof without its historic aesthetic design.
I sincerely want to preserve the history of 300 Elm Street and can firmly make the argument
that actual materials in an historic building matter much less than the issue of what they look like in
appearing exactly like they were when originally built back in history. This most important view from
the public space is the primary guideline in Historic Districts and is why the nation's Historic
Commissions serve an important preservation function for what our human environments end up
looking like.
The issues that dominate construction and a building's primary purpose is for health safety and
the welfare of it occupants along with the public which is affected by them such that all buildings in a
public realm must add not detract from our common quality and function of our environments. Energy
saving alone can not over rule historic aesthetics just as history should not over rule human health. To
the question of replacement versus restoration of the existing old windows at 300 Elm, what should
matter most to the Historic Commission is the end result of what we see from Elm Street while what
matters most the occupants is to be safe and healthy.
I have seen the very poor condition of 300 Elm Street's windows and how they must be ruining
the human experience inside during cold weather. The wood stiles jambs and sills are dry rotting
shrinking and splitting and a majority require replacement based on what is visible. Anything can be
rebuilt at whatever cost required but logic must prevail in the minds of those who must adjudicate a just
decision affecting others. A Commission decision to preserve 300 Elm's historic appearance must
simultaneously meeting the law in housing health laws and therefore its windows must have better
insulation value just as most all buildings world wide are now slowly being upgraded for better energy
efficiency due to climate change which is one of the worst issues affecting human health safety and
welfare.
It is illogical to require tight wood grain old growth wood, because of the thought that it is
going to last longer. Actually fiberglass cladding will long outlast tight wood grain that requires
constant maintenance costs that may eventually see maintenance avoided all the while energy saving is
lost and the logical required laws for health and welfare suffer.
In summary;
The Marvin Simulated Divided Lites with grills including an insulated glass spacer in black will
look historically very accurate and will be much more historic and aesthetically pleasing than ugly
interior plastic or ugly aluminum storms hiding from view the esoteric impossible to see old growth
wood. That old growth wood is irrelevant to the public view thus the purpose of the historic district
affecting the public should overrule the authenticity of old materials. Fiberglass is the best material as
an exterior finish even better than aluminum by being more dimensionally stable, more heat
conductively energy efficient, longer lasting, and the lowest maintenance for windows. The Marvin
windows proposed meet all of the Commission guidelines for replacement.
Thank you for your commitment to preserving our public view.
Sincerely,
Tris Metcalfe
Chair Martha Lyon
Northampton Historical Commission
210 Main Street,Room 11
Northampton,MA 01060
May 17,2023
Dear Chair Lyon and Historical Commission Members,
I am writing in support of Jessica Brand,a resident of 300 Elm Street in Northampton’s Elm
Street/Round Hill Historic District.Jessica has reached out to my office for advice on how to
find the proper path forward to replace/repair the windows in her home.I understand that the
Historic Commission has many considerations before it,particularly in terms of finding the
right balance between historical preservation and utility.However,I want to voice my
support for Jess to have the ability to prioritize the comfort and efficiency of her home while
respecting,to the greatest extent possible,its historic value.This is particularly important
because this is a rental property,so any decisions made affect not only Jess,but her tenants.
It is my understanding that the Historic Commission’s position is that historic windows
might perhaps be retrofitted to achieve better energy efficiency while new windows can
compromise a home’s character and historic integrity.With that in mind,I have found the
attached letter from architect and former Northampton Historic Commission member
Tristram Metcalfe to present a good perspective in this nuanced discussion.Tristram believes
that using original materials for the window and frames would not,in the case of 300 Elm
Street,be necessary when modern materials could still hew closely to historic appearances.I
hope the committee will take his views into consideration.
However,one of the reasons I chose to send this letter is because,in talking with Jess,it
became clear that she did not make the decision to purchase an older home.This house was
left to her by her deceased father,and she is working hard to make it a home for herself and
her tenants in order to maintain ownership.Northampton is lucky to have many beautiful,
historic homes,but ownership of those should not be reserved exclusively for the very
wealthy.Jess has made good faith efforts to work with the Commonwealth and the MassSave
program to make essential improvements to the home that has historic but failing windows.
To require her to brush aside state assistance in favor of original material and windows that
are cost prohibitive feels like a misalignment with the climate goals and affordability goals of
the Commonwealth,as well as those of the City of Northampton.
I want to be very clear.The Historic Commission’s work is important,and it has done a great
deal to keep Northampton a beautiful community.Yet we all must also find ways to
compromise and work within the means and budgets of the homeowners as the passage of
time leads to significant and very costly repairs to these homes.This is to say nothing of the
fact that windows with holes in the sashes lead to incredibly expensive heating bills that are a
net negative for the homeowner,the tenants,the City,the Commonwealth,and the climate.
I am certain that the Historic Commission has every intention of working with Jess to find a
solution that balances all of these competing considerations,and that works with her budget
in mind.There is no doubt:these windows must be replaced,and soon.This means that the
Commission has an opportunity to ensure that Northampton fulfills its commitment to
preserving our cultural and historic heritage while meeting our climate and affordability
needs.I thank all of you for your dedicated service and your willingness to take on this
challenging work.
Respectfully,
Lindsay N.Sabadosa
State Representative,1st Hampshire District
From: Karen Foster <kfoster@northamptonma.gov> Date: Thu, May 18, 2023 at 8:25 AM Subject: For the Historical Commission To: Sarah LaValley <slavalley@northamptonma.gov>
Dear Sarah,
I'm writing on behalf of my constituent, Jess Brand, at 300 Elm St. and her application for a hardship exemption for replacement windows. Would you please pass my comments on to the members of the Historical Commission? Thank you! I very much value the work of the Historical Commission, and I understand the Commission is
responsible for ensuring that any renovations and modifications in the Elm St. historical district maintain the historical character of the structure. It's a difficult balance, maintaining historical character while meeting modern needs. I have seen the photos of Jess Brand's windows and understand that they are not holding up to a New England winter. It's unfortunate that the financial incentives through Mass Save limit replacement window options. I am hopeful that, if Ms. Brand meets the Commission's requirements for estimates, research, and assessment that the current windows can't realistically be
repaired, that you will consider the exemption that would allow her to move forward with window replacement under Mass Save's programs, especially in light of the fact that the house contains rental units.
I unfortunately can not attend the hearing on Monday evening due to a family commitment, so I appreciate you accepting my written comments and my gratitude for your work on behalf of the City.
Thank you, Karen
-- Karen Foster
City Councilor, Ward 2
City Council Vice President
she/her/hers 413.341.0503
kfoster@northamptonma.gov -- Karen Foster City Councilor, Ward 2 City Council Vice President she/her/hers 413.341.0503 kfoster@northamptonma.gov
5/18/23, 9:38 AM Gmail - Restoration for 300 Elm Street
https://mail.google.com/mail/u/0/?ik=b1f0d3b908&view=pt&search=all&permmsgid=msg-f:1764631827014093290&simpl=msg-f:1764631827014093290 1/1
Jess Brand <rjelm13@gmail.com>
Restoration for 300 Elm Street
D Hayward Restoration <haywardrestoration@gmail.com>Sun, Apr 30, 2023 at 3:47 PM
To: Jess Brand <rjelm13@gmail.com>
Jess,
I’m no longer supplying free estimates in your situation. I restore windows or am able to team up with a woodworker to
supply historically accurate traditional wood windows. I also don’t actively supply estimates to use as a means to replace.
I’ve also worked in situations where the owners wanted to replace instead of restore and it doesn’t go well. Expectations
are unreasonable and results are unfavorable to them even though the restoration met standards.
At the very least I would suggest you invest in storm windows. If the HC is looking at efficiency you’d probably need them
if restoring. There is available data that I’m sure they have concerning effectiveness of storms combined with restored
and weather stripped primary windows. That is something that I just don’t want to get involved with…I have too much
work as it is.
Your windows certainly need work but it’s nothing I haven’t dealt with before. It’s not cheap. Comparing to new vinyl is not
realistic. Comparisons to high end custom replacements is more in line.
Best,
Don
D Hayward Restoration
On Apr 30, 2023, at 3:23 PM, Jess Brand <rjelm13@gmail.com> wrote:
[Quoted text hidden]
192 Felton Street ▪Waltham, MA 02453
Office 781-893-0723 ▪ 800-893-0728 ▪Fax 781-894-5672
www.ClearyandSon.com
1
Proposal
Jess Brand May 3, 2023
300 Elm St
Northampton, ma
Job: 27 Walker St, Cambridge
WINDOW RESTORATION: Set up, removal and preparation
• If possible 2’ right and left and 6’ in front of each window should be clear.
• The side stops are scored and removed, they will be saved for restoration and reinstallation or replacement. Done by
other.
• The wood sashes are removed from the opening, numbering sashes for reinstallation.
• The jamb will be sanded and sealed with slip-It. (This will preserve and seal jamb/parting bead for smooth operation
and dust control. Jambs and parting bead should not be painted)
Full Restoration shop work: [38] Sashes (Work is done off site)
• Prep sashes removing hardware, weather-stripping, brackets, etc.
• Remove all paint finishes from the exterior and interior edges of the window sashes. Using steam box with no
chemicals.
• Remove all glazing from the exterior of the sash muntin.
• Remove all glass and points. Soak and polish glass. Missing or Brocken pieces. Will be replaced to match existing.
• Remove any deteriorated wood and repair the area with a two-part epoxy repair system. (Advance Repair Technology)
Stabilize sashes, secure all loose joints and mortise joints.
• Refitting sashes to the existing opening including sides and meeting rail area.
• Meeting rail will be repaired with epoxy and cut for smooth operation and
weatherization.
• Sand repaired areas.
• 1/8” dado will be grooved on the top, bottom and the sash-meeting rail. Silicone bulb weather stripping will be installed
to the dados (unless otherwise noted)
• Lightly sand and prep sashes and for priming.
• Prime interior and exterior of sashes with first coat using Premium oil-based primer.
• Reinstall existing glass on a bead of silicone.
• Complete re-glaze of window glazing putty. Paying special attention to achieve a perfect site line around glass edge
looking out. New glazing will need to cure before primer is applied.
• Fill any minor imperfection and sand.
• Apply 2nd coat of primer. Finish sand ready for paint.
• Exterior finish: 3-coats of finish paint.
• Interior finish: 2-3 coats of finish paint.
• Clean all glass and apply slip-It to edges of sashes before delivery.
192 Felton Street ▪Waltham, MA 02453
Office 781-893-0723 ▪ 800-893-0728 ▪Fax 781-894-5672
www.ClearyandSon.com
2
Reinstallation [19] Windows
• Reuse existing Pulleys.
• Supply and install #8 solid bronze sash chain.
• Sashes will be reinstalled to the original opening.
• Metal spring bronze weather-stripping will be installed to the jamb, fastened with stainless steel staples.
• New custom milled Spanish cedar parting bead stock will be installed in the dado.
• The wood sashes are reinstalled making sure the meeting rail lines up for proper locking operation and winterization.
• Reuse existing locks or new locks solid brass clam shell if needed.
• The side stops are reinstalled.
Budget Bid for Window Restoration [19] D/H $ 57,300.00
Allowances:
Restover glass discounted cost by C&S $ 14.00 Sq Ft.
This proposal does not include the following: (Prices and options are available) New glass, interior/exterior casing, stool or side
stops, new pulleys and Exterior sill and temporary windows during shop restoration and new storm windows.
TERMS: Signed proposal and 1/3 deposit is required before the start of any work. The cost of all custom-made materials is
non-refundable and non-waivable Invoices will be sent as work is completed and due 5 days net.
All material guaranteed to be as specified. All work to be completed in a professional manner according to standard practices. Any
change order to above contract involving extra costs will be executed only upon approval by owner and will become an extra charge over
and above the estimate. All agreements are contingent upon strikes, accidents or delays beyond our control. Contractor is fully covered
with workman’s compensation and general liability insurance. Certificates of insurance are available upon request.
Cleary & Son, Inc. Authorized Signature: Kim Cleary Date: 5/3/2023
ACCEPTANCE: You, Homeowner, agree that any unreasonable failure to timely and fully pay all amounts due and owing shall
entitle Cleary & Son, Inc., to collect from you any and all costs and expenses incurred in collecting said Contract or Change Order
amounts, including but not limited to reasonable attorneys' fees and costs, in addition to interest at 1.5% monthly. Customer
Authorized Signature: _______________________________ Date: ______________________