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| General Information |
The Seller or its agents shall perform Construction according to the attached specifications. Specifications may change due to reinterpretations of state and local codes by the City of Lynn's Building Department, or due to conditions encountered in the field. All product and material designations below are intended to establish minimum design and quality standards for construction.
It is important for the Buyer to understand, that due to a mutual desire to maintain as much of the original character and architectural features of such a unique, historic building – it is challenging to have a standardized spec sheet for all 15 Lofts. This is not a cookie cutter project, each Loft is a limited edition, and will have unique differences incorporated into it – and therefore every specification listed may not be identical in each Loft. |
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| Standard Specifications |
Bathroom
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Dropped drywall ceiling, predominantly at an 8’ height. (Except Lofts # 103, 206 & 306) |
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White porcelain toilet. |
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White cast iron bath tubs (Americast tubs in Lofts #201, 202, 203, 204 & 206) |
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White, ceramic tile (subway style 2” X 3”) tub surround |
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Chrome showerhead, tub spout, and Symmons control valve, or equivalent |
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Original hardwood floors in Lofts # 201, 202, 203, 301, 302, 303, 306 & 308’s bathrooms. |
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Tumbled, crema marfil marble floor in Loft # 103, 204, 205, 304, 305 & 307’s bathrooms. (206 has polished marble) |
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Surface mounted vanity light, and integral ceiling mounted exhaust fan with light. |
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Beveled mirror medicine cabinet (recessed in most Lofts) |
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24" (or wider) vanity, with one piece integral lavatory bowl and backsplash top |
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Chrome lavatory faucet. |
Ceilings
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Heights range from 12 to 16 feet. |
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5/8" gypsum board on new ceilings. |
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Existing ceilings are predominantly original Calcimine finish |
Closet
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Flooring continuous with adjoining room. |
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4" wood base trim. |
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Plastic coated wire shelving with integral rod. |
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Closets in Lofts 304, 305, & 308 will be at the option of the Buyer. If a closet is desired one will be provided at no cost, in a location to be decided by the Buyer. |
Common Area Flooring
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Original Terrazzo, or hardwood floors. |
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Rear stairwell has original steel decking. |
Door Hardware
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Residential quality, predominantly polished chrome metal finish. |
Communications
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Telephone, cable TV, and broadband Internet feed a Quick Network panel by Future Smart®, which allows easy switching of services, to any of the pre-wired jacks within the Loft. |
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Firewall router pre-installed, for instant high speed Internet access to all jacks (except in Lofts 206 & 305) |
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Only Comcast service is available to the units, neither Verizon services, nor DSL is available. |
Demising Walls
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Insulated stud wall with single layer 5/8" gypsum board. Domestic Hot Water |
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Individual 40 gallon+/- electric hot water heaters in each unit, GE or equivalent. |
Electrical Power
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125 AMP panel in each unit |
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120/240 volt service |
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Each unit metered separately. |
Elevator
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Passenger elevator located in stairwell accessing Exchange Street. |
Exterior Entry Doors
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Original Terrazzo, or hardwood floors. |
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Stained oak door with glass panels in front stairwell. |
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New Hartford Green, single light, aluminum door in rear stairwell |
Exterior Walls
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Original Terrazzo, or hardwood floors. |
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Existing masonry and brick |
Fire Suppression
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Original Terrazzo, or hardwood floors. |
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Existing masonry and brick |
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Entire building is safeguarded by a new fire protection sprinkler system. |
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Each unit’s air conditioning and heating system are controlled separately. |
Heating and Cooling
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Each unit’s air conditioning and heating system are controlled separately. |
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American Standard, extra high efficiency, gas-fired, forced hot air furnaces |
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Two stage furnaces provide not only higher efficiency, but also operate much quieter |
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Heating systems, predominantly hung from ceiling in storage area, and roof mounted condenser units. |
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Exposed spiral unpainted ductwork in all units. |
Individual Storage Units
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Storage loft built into each Condo. |
Intercom / Security System
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Intercom with digital name directory, at both front and rear entrances, connected to every loft via phone system. |
Interior Doors
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Solid wood doors, primed and painted with semi-gloss finish. |
Interior Entry Doors
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Birch veneer, solid core, fire-rated doors |
Interior Partitions
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Standard stud walls with gypsum board each side. |
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Open floor plan without bedroom partitions (i.e., "raw" loft). |
Kitchen Appliances and Finish
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All appliances are Maytag, Stainless Steel (except # 206 – existing appliances are included) |
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30" 4-burner gas range with oven. |
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36” side by side refrigerator, door dispenser for water & ice |
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Under-counter dishwasher. |
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Space-saver microwave, with built-in ductless exhaust vent. |
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Sink-mounted heavy-duty disposal. |
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Stainless steel sink. |
Kitchen Cabinets and Countertops
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Standard kitchens will consist of birch cabinets with granite countertops and backsplashes. (Except for Loft # 206) |
Laundry Appliances
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Hookup for stackable washer and electric dryer. |
Roofing
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Flat areas are roofed continuously with new, insulated, EPDM membrane roofing. |
Trim
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1x6 wood base trim (1x4 in closets) on non-masonry walls. |
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1x4 door wood trim. |
Unit and Common Area Lighting
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1x6 wood base trim (1x4 in closets) on non-masonry walls. |
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1x4 door wood trim. |
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Vanity light in bathroom |
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Lighting in each unit will be unique – the following are examples of what may be found:
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Track lighting |
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Ceiling fans |
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Wall sconces |
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Recessed lighting |
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Unit Colors
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All walls in Benjamin Moore Matte, linen white, or equivalent. |
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All new ceilings in Benjamin Moore, Super White Wall Satin, or equivalent. All Calcimine ceilings with California’s Ox-O-Flow, Flat, Cal-Coater, or equivalent. |
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All interior doors and trims in Benjamin Moore semi-gloss white, or equivalent. |
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Other colors available as options. |
Unit Flooring (except as noted)
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Existing wood floor refinished with three coats of polyurethane finish, in Lofts # 201, 202, 203, 205, 206, 301, 302, 303, 306, 307 & 308 |
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Existing concrete floors in Lofts 103, 204, 304, 305 |
Utility Room
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8’ dropped drywall ceiling. |
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Floor consists of a rubber pan with drain. |
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Surface mounted fluorescent light. |
Wall, Ceiling & Trim Finish
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Exposed brick interior perimeter walls where available. Lofts 206 & 308 have an exterior exposed brick wall. Lofts 203 has a stucco wall. |
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Bathroom walls primed and painted, two coats total with semi-gloss finish. |
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All other walls primed and painted, two coats total with flat enamel finish. |
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All ceilings primed and painted, two coats total with flat finish. |
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All trim primed and painted, two coats total with semi-gloss finish. |
Windows and Skylights
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Hunter green aluminum, double-hung, insulated glass, windows with Ultralift balances on lower sash, for easier opening and longer balance life. |
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Over sized windows will have a fixed transom at the top of the window. |
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All operable windows include screens. |
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Existing skylights in 103, 305 & 306 Lofts. |
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| Change Orders and Allowances |
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Buyer and Seller agree that if Buyer requests Seller to make changes, this will only be done if both parties agree in writing to such changes. |
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Payment for all such changes and allowances shall be in advance, and is not refundable. All allowances include sales tax and delivery charges. |
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It is agreed that all allowances set forth in this Agreement shall be cumulative, such that an underutilized allowance in one construction area may be used to offset overages in other areas – any remaining overages will be credited toward Buyer’s closing costs. |
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| Building History |
70 Exchange Street is actually two buildings. As you are facing the building, the right half was built in 1897, its curved staircase with bronze rails and balcony overlooks a floor of Tennessee pink marble, and palatial columns which culminate at a glass ceiling adorned with intricate plaster detailing. In 1925 the left portion of the building was added, as can be seen on our copy of these blueprints every detail was required to match the splendor of the original building. Looking at the cornucopias carved from limestone on the front of the building, or the oak dentil crown moldings encircling the first floor, one is unable to distinguish the original from the addition.
The Lynn Gas and Electric company, who constructed the 1925 addition, continued to occupy the building until the 1970s. During this period their operations not only covered every square foot of the nearly one acre property with garages, but also included the adjacent building; the pedestrian tunnel leading to it is still accessible from the basement of 70 Exchange Street. Several businesses have since called 70 Exchange Street home, including most recently Farquhar & Black Insurance Company.
In the 1980s substantial renovation costing over $1 million was done, including restoring the building's façade. At this time the building was divided into 5 commercial condominium units, and the Exchange Street Condominium Trust was set up. |
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| Plans & Documents |
View Unit Deed
View Master Deed
View Proposed Budget
View Declaration of Trust
View Proposed Purchase & Sale Agreement
View Survey Plan of Building Site
View Survey Plan of 1st Floor
View Survey Plan of 2nd Floor
View Survey Plan of 3rd Floor
[Note: These plans and documents are proposed drafts and Seller has the right to make changes to the document and plans.] |
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