Heritage Preservation Commission Meeting Date: October 7, 2026
To: Members of the Heritage Preservation Commission
From: Mathias Hughey, AICP, Interim City Planner
Title
Certificate of Appropriateness for 17 Bridge Square - Boston Shoe Store
Body
Action Requested:
The Heritage Preservation Commission (HPC) is asked to review and approve the Certificate of Appropriateness for specified work at 17 Bridge Sq. - the Boston Shoe Store.
Summary Report:
The applicant, Rob Schanilec, is seeking approval to replace the upper-story windows and construct a rear access stairway for the upper-story apartment for the Boston Shoe Store, located at 17 Bridge Sq. A detailed description of the scope of work is attached. The Boston Shoe Store, originally constructed in 1879, is listed as a contributing building in the district. The existing windows are modern replacements, and notably on the front façade of the building, the historic arched window transoms have been filled. The large central window was hinged to allow for loading of goods.
The applicant is proposing new windows that include rounded transoms that will fill the historic arched openings. The proposed windows will be clad on the exterior and match in color the new storefront below. The existing windows are not original, and do not fill the historic arched openings. The work qualifies as major work because the proposed new windows do not match the existing in size, and therefore do not meet the narrow definition for minor work.
The applicant is also proposing to add exterior stair access to the second floor on the rear of the building. The stairs will be constructed of treated lumber, with a neutral-colored composite decking and matte black clad aluminum railing and spindles. There likely used to be a rear access stair, though no photographs have been found, its presence is supported by an existing rear entry door.
Based on historic photographs, the large central window did not extend as low as proposed. Instead, the area below the window was filled or sided with wood. This was likely a utilitarian choice to prevent damaging masonry when the window was opened to load goods onto the second floor. Retaining this configuration creates an unfinished appearance on the front of the building, and filling the entire opening with the window as proposed preserves the original opening without destroying any historic material.
Historic photos also indicate that the arched windows may not have included transoms, but that the upper sash, especially of the two smaller windows, was a single element. The smaller two appear to have had a vertical mullion that aligned with a fan or gothic shaped decorative element at the top. Consideration should be given to the economic and technical feasibility of replicating those details, and the standards for reconstruction are not being applied to this project.
Staff Recommendation
Staff recommends approval of the Certificate of Appropriateness for the proposed work at 17 Bridge Sq. - the Boston Shoe Store.
Ex Parte Process Reminder:
The action before the Commission is a quasi-judicial decision, rather than the legislative matters the Commission typically considers. In this role, Commissioners must base their decision on the record, applicable ordinance standards, and evidence presented through the public process. Commissioners are encouraged to avoid ex parte communications-direct discussions with the applicant or interested parties outside of the public meeting-as outlined in the Council Policy 1.10 Ex Parte Communications. If such communications do occur, they should be disclosed on record at the meeting. Maintaining this approach helps ensure fairness, transparency, and the legal defensibility of the Commission’s decision.
City Plans & Policies Relevance:
Approval of the project is consistent with the City’s plans. The Comprehensive Plan identifies the following strategies that would be advanced by this project:
Access:
Strategy 2: Develop in a compact, sustainable, and fiscally responsible pattern
Strategy 6: Design for resiliency and sustainability
Sustainable economic future:
Strategy 1: Strengthen Northfield’s Downtown Core
Resilient Infrastructure:
Strategy 5: Reduce solid waste through diversion, recycling, and reuse
Alternative Options:
The HPC could approve the COA with conditions or deny the COA. Both options require modifying the resolution to provide justification and findings.
Financial Impacts:
NA
Tentative Timelines:
NA