More Storefront: Comparison to Last Year

Yesterday I referenced the construction look. Today, we're going into the WayBack Machine to the time in July of 2008 when the building was purchased.........

On July 13 of 2008, I compared the then storefront as "a face only a parent could love". I didn't love it so it received a makeover. Click the link above to see the comparison photo and then tell me what you think.

All the windows have been replaced. They look original, but are double paned and swing in for maintenance and cleaning ease. The oval windows above were repaired but not replaced. The glass remains in each of those panes.

The street-level front is all new. Instead of an overhang, there is now windows out to the sidewalk. Doors were placed on each side of the central window (commercial door on the left, residential on the right). The doors were set back to meet code and to not impede pedestrian traffic. A steel beam spans the length, with 2 others for vertical support.

I especially like that the lines of the building now are contiguous from ground to roof. It gives an appearance that there may be vertical supports rising 40' up. Nice work to the folks at Center Studio.

Welcome to 308westmain street

I loved the artist storefront, but it got old. And made a lasting impression. Let's hope the "you never get a second chance to make a first impression" isn't true in Durham.

Let's start anew. Durham, this is the new storefront to welcome folks to 308 West Main Street in downtown. We've added much glass to bring the outdoors in, and the indoors out. Window seating or ample visibility for your retail merchandise.

The entrance is tucked neatly off to the side to allow visitors a chance to gather themselves before entering and exiting.

From indoors a large window was installed to provide a view looking west down main street toward Five Points.

This milestone makes me smile. I hope you enjoy and come by for a visit.

An opening where there was none before

The sidewall was opened today, with views down Main Street and onto the "court yard" next to the building. Beautiful! The opening is 9' tall and 4' wide.

This opening makes the space MUCH more appealing to potential tenants. Plus, light access from another direction makes the space look larger.

This photo shows the unfinished opening. On the left of the photo is the storefront framing for the door entrance off Main Street.


Here's a pre-restoration view from the exterior. The shrub on the left is the same as seen from the interior photo above.

And even more Storefront

OK. You must be tired of posts about the storefront. "When are you going to talk about some other bit of work, Barry?" I get it. I've heard you and here's your answer......"soon".

But for now it's more storefront. 7 weeks ago I wrote of work underway that would complete the storefront, produce new window openings and material and frame stairwells and access to the residential space. A project scheduled for 8 weeks has us still largely on storefront construction. But a cool storefront it will be. Here you see the steel framing that the actual storefront will be built to. I love the scale and view and get excited everyday at the changes.

More Storefront

The storefront remained the theme of work this week.

More concrete was poured as a footer because the original footer was about 4 feet too short. Now the wall for my entrance stairs can be framed out and structural members anchored.

In the photo, David and Brian "Merg" are attaching the storefront cross-beam that will be used to affix the storefront material. This created some minor challenges. One, brick was removed to anchor the beam into the supporting walls. How do you match 100 year old brick during replacement? Two, now walls that were interior will be exterior in the entrance ways. How do I finish the surface to make it appropriate for exterior exposure while astetically tying into the interior wall surfaces?

More on these later.

Storefront Entrances

The concrete slab was poured and fixed that makes the storefront entrance ways. Here in the photo you can see the "floor" of the building on the left, and the brick sidewalk on the right. Closest to you on the left will be the commercial space entrance. The 2" raised portion in the middle of the photo will be the actual floor level for the commercial space. Farthest in the photo and not very visible is the entrance to my space.

We met with window and storefront fabricators yesterday. Progress on those fronts should happen soon.

Support Columns

Two steel columns were put in place to support the support the steel header beam that frames the storefront.

The bit of work is interesting from an engineering perspective. One, the header beam was sagging a bit but not so much that it required repair. This is fortunate because that would have been a big, unplanned job. Also, we got to see how the header beam was being torqued by the "old storefront" that was hanging from this beam. The front of the beam was being twisted down from the weight of that overhang. Reinforcing this beam was necessary. I like our solution.

I also like this work because light is getting in again. I like light. The construction barrier made me forget how the space looked when it was open to Main Street. An open street view is what this building needs, don't you think?

Storefront, Concrete & Redesign

Storefront: note that the plywood mural that has been the storefront for 6 months has changed. Construction is underway and the "storefront" has been moved out onto the sidewalk to accommodate the changes. Footings have been poured to allow for 2 columns to be added to support the sagging steel structural beam that you see at the top of the photo. The beam has sagged a bit over the last 100 years and columns are necessary to prevent further damage. Fortunately, the deflection has not been so much as to require replacement of the beam.

Concrete: inside, concrete is being poured to make the new storefront floor. Pouring is happening in 3 phases: footings, general floor material and then the pour that will be feathered out to create my new entrance ways. It's fun to watch the storefront take shape from the ground up. Hmph, sounds cliche'.

Redesign: unfortunately, the requirements of the Federal folks are creating churn in our overall plan. My third floor layout looks to be my biggest risk as the National Parks people think the "catwalk" is not acceptable. Scott and Tom are investigating ways to redesign that allows me to have a loft type floorplan but still meet government requirements.

I was warned that working toward Historic Tax Credits would be challenging. Leave money on the table or build the residence the way I want. Have a coin? I call heads.

Federal Approval: Sort of

Phase II of the Department of Interiors assessment of my building plans came back today. Obviously, getting it back is a HUGE amount of good news. We now know something. However, it was not necessarily good news. Here are a couple of areas we need to address (paraphrased):

1. Replacement Storefront: must be compatible with the appearance, size, design, proportions and profiles of a traditional historic storefront........Photos of completed work must be submitted.
2. Replacement windows must match the appearance, size, design, proportions and profiles of the existing. Comparable detailed drawings of existing and proposed must be submitted and approved by SHPO and National Park Services before proceeding.
3. Proposed rooftop addition must not significantly impact the historic roofline of the building. Construction of a mock-up and photographs of mock-up from "each surrounding right-of-way and keyed to the historic district map must be reviewed and approved".
4. Retaining historic plaster walls in a deteriorated condition does not meet the Standards and must be repaired. Photographs of the completed work must be submitted.
5. The proposed two-story space within the upper level apartment must be reduced in size. A preferable alternative was proposed. New plans must be submitted.
6. New mechanical, electrical and plumbing systems must be installed in a manner consistent with the historic character of the building. Ductwork must be set back from storefront and painted. Photographs of completed work must be submitted.

If you can read between the lines and know me well, then you'll know some of this is disappointing to me. However, you'll also know that my optimism will change my outlook in about a minute. (tick, tock, tick, tock)

There, that is better. What is all the fuss about?

So here is some good news

Work has begun. Holes are everywhere in the floor and ground. And I got this as an email from Tom @ Center Studio:

.....Also, I was able to reach someone at the National Park Service regarding the status of Part 2 of the Tax Credit Application and they said they had misplaced a drawing and that had caused some delay, but were able to get another copy of the drawing from another department and it was now being reviewed. The review should be done within the next couple of days and I asked that she fax me a copy of the final Part 2 documents so that we can have them in hand before the mailed copy arrives.

This fax will allow work on the storefront, windows and new openings to begin in earnest. Keep your fingers crossed that it comes this week.

Renovations began this week

Here Kimberly and David stand in front of the "art wall" where Kimberly has painted the announcement that "Renovation begins APR20". (and she appears to be holding up a pineapple....not sure what that means). The sign at the top was made so that when the wall comes down there is still some advertisement.

The water line has been moved and inspected. Concrete has been broken to allow footers (front store posts and stair) to be poured. The gas line marked to accommodate moving the meter from the front of the store to the side of the building. The dangerous stairs to the rooftop were removed. And, termite junk was poured around the foundation.

Changes are happening fast.

For you: A Free Movie Pass

Would you turn down an invitation to a free movie? You would if it was terrible? Well, how about if it is only 1.5 minutes long?

The folks downstairs turned the SketchUp file into a movie. You'll be hooked from the start. It begins as if you are walking down the sidewalk, across the street from 308westmain. You find yourself compelled to cross and enter the building. Upon entering you find open, people friendly space. Warm light cascades from a window on your left. A mezzanine invites you so you head toward the stairs. Or is it the beautiful woman above that you find yourself drawn to? What will happen as you approach?

Ok, you spent longer than 2 minutes reading this. Just watch the movie.

http://www.youtube.com/watch?v=MppHPCgiAY0

It'll be even better live.

State Historic Approval??

Today I received the Review and Recommendations from the State Historic Preservation Office. The document has "United States Department of the Interior - National Park Service" in the letterhead. Let's see....the Internal Revenue Service.....I've just doubled the number of US Government Agencies I am in contact with. Well, those are 2 that I know of.

My review "meets the Standards only if the attached conditions are met". The conditions are not that rigorous or disappointing:

1. plaster will need to be added to the walls where it has deteriorated...with allowance for "some" existing exposed masonry
   
2. the storefront must have clear glazing on the windows (no tint)
   
3. the storefront aluminum must be baked enamel to replicate the appearance of painted wood
4. mechanicals and duct-work can not result in lowering of the ceiling heights, impact the character of the building or be visible from the exterior. Ductwork needs to be set back from the storefront, needs be adjacent to walls and must be painted to match the ceiling color

OK. Not so bad. But, who doesn't like the character of aluminum colored ductwork? Paint it, really??!! This we might review.

Now, I found that this isn't really approval. The Federal government will review this State recommendation and can either rubber stamp their approval (which also would mean State approval), or they will add their requirements including potential areas the State didn't highlight.

Never-the-less.....After too many weeks I've seen progress in the approval. It should be any day now that the build can commence.

Oh, and the tournament begins on Thursday. Thursday and Friday should be a holidays.

More news from nowhere

Thanks to those who admonished me for not posting and/or to those who encouraged me to start up regular posting. This will be the first of more to come. I promise.

First, news of the building
Well, there's nothing much new to post. We are still awaiting State and Federal approval on the design. I desperately want to start hearing hammers. They call to me. But, the windows, storefront and new (old) window cut-outs have to be first. And, without State approval on the plans I might either 1) need to redo work or 2) lose out on tax credit opportunity. I'm not so much interested in either; so no meaningful construction right now.

I have uncovered a potential way for me to get capital and a real-estate professional to lower their tax burden. If you know of anyone in the real-estate business that wants to make about 20% on their money......send them my way.

Next, ramblings about nothing (most of you can stop reading)
I still love living in an urban environment. Sunday brunch, coffee and NY Times reading has become a regular event for me and friends at Parker and Otis. I continue to meet people who live in the downtown core and are excited by the potential, while remaining challenged by ways to integrate smartly. The Durham Station opened on Monday. A very European style transportation facility makes me excited about Durham's future and vision. There's talk of a "circular route" for short trips around the Duke/Downtown core. I would love to take the bus for a grocery run. Count me as one who would use the service.

One of my favorite bloggers took part in an urban design and planning exercise in Raleigh with leaders from the Triangle urban and rural centers. This was one of my favorite reads in a long while (including the NY Times articles on how crappy our economy is and will be). You must check it out, especially if you live in the area (defined by Burlington to Zebulon). It also has interesting principles about the challenges of collaboration. Speaking of Cisco.........

Work is going excellent. I (we) are succeeding on a project that I've been working for the last 6 months. But mostly, I'm learning just how challenging it is to work collaboratively. I'm too stubborn at times and at others I should be even more stubborn. I must find ways highlight the important areas and let go of the chaff. 'Tis hard for me though, because caring brings passion and then even the little stuff matters. So, because work is hard it is good. And, I'm thankful to have meaningful work right now.

I hope this for all of us.

Ciao.

So Many New Toys

Will gave me the drawings in PDF form and a cool application that lets me take virtual tours of the building's interior. Both great toys, but I'm too stupid to figure a way to share the information. For now, I'll make do showing this mock-up of the storefront.

My entrance will be the one on the right and the retail space will be on the left. I really like the relationship the store windows have with the sidewalk. I hope my future tenant likes it also.

The Wall

With tribute to Roger Waters & David Gilmour:

Hey you, standing in the road
always doing what you're told,
Can you help me?
Hey you, out there beyond the wall,
Breaking bottles in the hall,
Can you help me?
Hey you, don't tell me there's no hope at all
Together we stand, divided we fall.

The artwork Brian painted on the door reminds me of the the screaming face from The Wall's album artwork. I don't think it was intentional 'cause I never mentioned Pink Floyd during the painting session. Weird.

Anyway, it's complete and I think very cool (or as David's 12 year old daughter said "beast"). I hope the rest of the city thinks so too.

Alive with the Sound of People

Brian and David came up with a great idea on Friday - "Paint the Storefront".

So yesterday, Brian is on the street soliciting folks to stop and decorate the plywood that is the temporary barrier of the building. And folks did. Kids would paint and then giggle with glee; spraying paint all over themselves and parent. A father stopped by to see what we were doing and then asked if he could go home and get his family. Four teenagers spent 2 hours painting flowers, characters, slogans, lyrical lines and "The Hendrix Company" slogan. Even Otis, a white poodle mix got in the action. Brian painted a picture of Otis on the temporary door and Otis signed his approval with his paw prints. In RED! The paint is water soluble but poor red footed Otis. What fun.

David is coming back today to bring his daughter. He'll put up scaffolding and paint the top portion that couldn't be reached from ground level. I'm suspecting a different kind of art today. Yesterday's was "real" because of the fun it gave to people. I suspect today's will be more "professional". I'm sitting here on Sunday morning and can't wait to see what they come up with.

This really is brightening Downtown. I hope others agree.

Repeating History

Oh, how I want to replace the existing storefront. I think it a face only a parent could love. Since I'm the parent and I don't love it, my child is under investigation for cosmetic surgery.....

A plug here for the architect, Scott; he likes the existing storefront. Maybe one needs a trained eye to appreciate its uniqueness.

We met today with City/State preservation experts to advise us on the possibilities of a building face lift. There was some risk they could tell me I MUST refurbish and leave the existing structure. This seems a more remote response after today's meeting.

Historic preservation of street facing facades seems to fall under consideration of two guiding principles: 1) existing structure is deemed historic if greater than 50 years old and 2) "pre WWII" structures come under significant approval rigor before granting renovation allowances.

We've confirmed my existing storefront was built after 1942; perhaps in the 50's or 60's by the Friedman's Jewelry family who operated out of this location. We can also confirm the "original storefront" was NOT recessed. This provides some confidence I might be able to put it back nearer its original configuration and have some flexibility in the design. But, for now it goes back to the City Preservation counsel for consideration and future guidance.

Meanwhile, I can not start demolition on the storefront. My considerations pending counsel review:

• existing storefront renders approximately 200 sq. ft. of space useless for modern commercial/retail business requirements
  
• maintaining historical integrity is important to me - the definition of "historical" will be interesting
  
• interior ground floor needs more light which would occur by removing recessed entrance
• eligibility and receipt of Historic Tax Credits may swing possibilities for my future renovations
• I'm not in love with the existing storefront (this needs mentioning often)
  

Check out the folks at endangereddurham. They do a great job of digging up property history and photographs of the Downtown Durham area. Here's a link to their review/photographs of my building (308westmain).