28N Historic — Blackacre Management

28N | Loft Holdings, LLC

This page is dedicated to the historic window and exterior improvements being done the the property at 28 N. Saginaw Street, Pontiac, Michigan. Any questions or concerns can be directed to Contact@BlackacreMgt.com

Historic Rehab: Background

Blackacre has been undertaking a substantial conversion project to transform a neglected and mismanaged 100-year-old historic building into a modern mixed-use office and luxury apartment complex. In addition, this redevelopment will include retail space, a large restaurant and event space in what was formerly a bank, and several tenant amenities.

Over the past several decades (predating current ownership’s acquisition, which occurred in late 2021), the building suffered extensive neglect and unauthorized alterations, including the unlawful use of spaces for criminal activities, resulting in severe damage.

As part of Blackacre’s $15M+ redevelopment, Blackacre intends on stabilizing the property, enhancing its intended use, and ensuring its longevity for future generations. Foundational to this effort is preserving the historical significance of this landmark property, the tallest and one of the oldest buildings in downtown Pontiac.

To streamline our communications, we have created a page on our website dedicated to these historic improvements where we will continually be adding photos, details, and other updates for 24/7 live reviews by interested stakeholders. This platform will allow for real-time monitoring of our progress and provide an avenue for feedback and questions from the community and preservation authorities.

Exterior: Photos showing current condition

Exterior Retail & Street-Level Windows & Doors: Current fixtures, to be changed

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Exterior: Videos showing current condition

Windows: Photos showing current condition

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Windows: Photos showing the NEW proposed windows

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Window Frame & Casing

The window manufacturer (Wojan) has proposed an aluminum casing which would be installed over the current wood window framing. As the photos above show, the historically comparable crosscut design matches the original window frame, while protecting the building’s façade with materials and installation far better than the wood previously used.

In addition, installing the casing over the current wood framing reduces the risk of structural damage to the brick and terracotta finishes. Previous attempts to remove the wood framing caused significant damage to the brick both from the inside and the outside of the building.

Windows: Original vs. New

The proposed new windows have been designed to function exactly as the originals windows.

This includes having a one over one design where the bottom half of the window slides up into the top half. Note however, in compliance with MRC 2015, the window tracks will stop the bottom frame from opening more than 4”.

The locking mechanism (sash lock) has been designed to match the current locks which are located in the center of the bottom section.

The window manufacturer (Wojan) has proposed an aluminum casing which would be installed over the current wood window framing. As the photos above show, the historically comparable crosscut design matches the original window frame, while protecting the building’s façade with materials and installation far better than the wood previously used.

In addition, installing the casing over the current wood framing reduces the risk of structural damage to the brick and terracotta finishes. Previous attempts to remove the wood framing caused significant damage to the brick both from the inside and the outside of the building.

To ensure that the new windows align with the historic character of the building, particular attention has been given to the design of the sash and rails. These elements have been meticulously crafted to match, as closely as possible, the dimensions and profiles of the original components.

This careful design process guarantees that the proportions and aesthetics of the new glass panes will mirror those of the existing historic panes. The goal is to achieve a seamless integration where the new windows maintain the building's original visual appeal while offering the benefits of modern materials and construction techniques.

While the new windows have been designed to closely replicate the historic appearance, there will be a minor modification in the window track system. The existing windows utilize a traditional counterweight and chain mechanism, an older design originally intended to reduce the effort required to lift the heavy wooden sashes.

The new windows, constructed from lighter aluminum, do not necessitate such a counterweight system. This change allows for a more streamlined and efficient operation without compromising the visual integrity of the window design, ensuring both ease of use and aesthetic continuity.

To maintain the historic character of the building, great care has been taken in the design of the new sash and rails. These components have been precisely engineered to closely replicate the dimensions and profiles of the original windows.

This thoughtful approach ensures that the new glass panes will reflect the proportions and visual characteristics of the historic ones. The objective is to achieve a harmonious blend, where the new windows preserve the building’s original look while incorporating the advantages of modern materials and construction methods.