COMMERCIAL BLOCK RE-BUILD UPDATES REPORT & T.I. PARK FIRE FAQS

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Delphia Phelps
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COMMERCIAL BLOCK RE-BUILD UPDATES REPORT & T.I. PARK FIRE FAQS The only thing constant is change, and seldom does it arrive unaccompanied by opportunity.

1 COMMERCIAL BLOCK RE-BUILD UPDATES REPORT & T.I. PARK FIRE FAQS The only thing constant is change, and seldom does it arrive unaccompanied by opportunity. The summer of 2014 at T I Park is a tale of two seasons pre fire and post fire. In hindsight, what seemed like an ambitious workload for the Corporation Board and Management early in the night of August 13 th, grew exponentially the following morning. The focus of this communication is to apprise you of the fire s aftermath and shed light upon the tasks and opportunities ahead. The following updates appear in reverse chronological order to capture the history of the Rebuild process and the completed demolition of the Commercial Block. DECEMBER 11 TH, 2014 DEMOLITION FOLLOW-UP Fire inspectors reported that an electrical blaze with origin undetermined caused the destruction of our Commercial Block. The loss was catastrophic. Due to the building s age and unstable condition for adequate testing, the remains were determined to be an asbestos hazard site and strict removal protocols were enacted in accordance with NYS Asbestos Removal Regulations. The required air monitoring systems set up by GYMO, a specialist engineering contractor for this service, found no significant trace of airborne asbestos fibers throughout the weeks of demolition work, leaving us a safe site for future development. The demolition company was able to salvage the post office glass and cabinetry, some of the Guzzle/Grocery steel columns originating from the Columbia Hotel, ceiling tins, doors, and a small number of blocks. GYMO has stated that these salvaged items and materials have been cleaned per regulation standards and may be dispersed or used as we deem appropriate. REBUILD ACTIVITY RECAP The immediate post-fire reaction was to replace the 18,000+ square foot building, however, as the plumbing shop operator and fire department are not returning, new thoughts about usage and design emerged. We received hundreds of insightful s, letters, and verbal suggestions from the community at large. In addition, we conducted a design charrette, presided by a preservation architect from Crawford & Stearns of Syracuse in late September. 1

The meeting was attended by various residents, shareholders, committee volunteers, and Board members, who took into consideration the community suggestions and deliberated the vision, usage, and

It is the belief of the Board that prior to designing a rebuilt Commercial Block area, it is prudent to explore the viability of building-out the second and third floors of the Hotel with modern

2 The meeting was attended by various residents, shareholders, committee volunteers, and Board members, who took into consideration the community suggestions and deliberated the vision, usage, and architectural needs not just of the Commercial Block, but of the whole Four Corners area. It is the belief of the Board that prior to designing a rebuilt Commercial Block area, it is prudent to explore the viability of building-out the second and third floors of the Hotel with modern up-to-code rooms for a future revenue stream. As a result, and with the help and recommendations of the Building Committee, the Board is determining the economic feasibility of this concept, and if the model and business plan display an income-generating Wellesley Hotel, we will solicit RFP s from architectural firms to help us design the build-out. Utilizing input from the community, charrette attendees, and shareholders, the Board and Building Committee are in the initial stages of creating RFP parameters for the Commercial Block in anticipation of a design/build competition from qualified architects. The Board would like to have the Hotel analysis completed in January 2015, and, ideally, we would like to have some Commercial Block designs for consideration by mid-summer An investment in these projects must only proceed with assurance of an adequate fire protection plan. The fire that claimed the Commercial Block was terrible, but a far worse result of that night would be to ignore the lesson immediately learned: we must improve our infrastructure and enhance our safety and fire prevention measures to protect our Park residents, guests, personal property, corporation property, and community assets. Consequently, we have met with the Town of Orleans Fire Commissioners, spoken with Jefferson County s Director of Fire and Management, and have chosen a fire engineering firm to conduct a thorough fire study of the Park as quickly as possible. At the very least, it is the Board s plan to soon have a year-round hydrant(s) charged with water that is delivered to the Four Corners through a buried ten inch pipe that runs up from the River. It is our expectation that the results of the upcoming fire study will provide guidance for future expansion of this initial hydrant project to protect all structures on the Park. It should be noted, that the Board has delayed installation of the fire suppression system at the Wellesley Hotel this fall due to the aforementioned feasibility/build-out analysis. Instead, we are moving forward with installation of fire sprinklers in the Pavilion, Chapel and Corporation Office and addressing some electrical needs of the Hotel. These capital projects: the Hotel, Commercial Block, and Fire Prevention Plan, will be costly, of course, and we are investigating all sources of revenue. To retain vibrancy at Four Corners next summer, we will temporarily transform the now barren Commercial Block footprint. The Board is planning for some mercantile shops housed in small, portable, cottage-like sheds, a trailer/food truck to provide sandwiches, salads, hamburgers, hot dogs and, of course, ice cream, and a large tent/shelter with tables and chairs at which residents and guests can 2

3 eat and gather. Penny candy will be sold at the River Dog Gallery. Additionally, the U. S. Postal Service will provide a stand-alone U.S. Mailbox for letters which will be collected daily. The lot will be grassed and parking spaces will be added near the Corporation Office. It is the Board s intent for Season 2016, to have a new, fitting, iconic structure(s) on that prominent parcel of T I Park which will fulfill the needs of the community and corporation far into the future. Going forward, it remains the Board s priority to protect, preserve, maintain, and improve all of the Corporation s assets. Additionally, we are very confident in the processes in place to deliver a signature development at the Four Corners. The fire has presented us an opportunity to not only bring additional architectural and aesthetic pride to T I Park, but greater value to the community. Please forward your addresses to the Corporation Office so that we may keep you up to date on developments as we will begin sending out information via blast campaigns. We strongly encourage and recommend that residents continue to forward their commercial block re-build design comments & suggestions through the established tiparkrebuild@gmail.com. Additionally, you can keep abreast of the Hotel and Commercial Block progress, and all T I Park news, through the Corporation s website: NOVEMBER 10 TH, 2014 Demolition has been completed! We now have a clean site. Contractor has leveled-off the site and area has been hydro-seeded for spring. Corporation will delineate site for use in OCTOBER 14 TH, 2014 DEMOLITION PROCESS: Final insurance adjusters/inspectors on-site Monday & Tuesday [10.06 & 07]. NO significant findings. Waiting for final Fire Inspectors Report which I am being told will say that Cause of Fire Electrical in Nature Origin Undetermined. Demolition company started to remove salvageable items from site week of October 6 th. Anticipate that the demolition will be finished by end of October. Preservation items removed from site and stored at Maintenance Bldg. for future use in new re-design plan. [Post Office boxes and glass work, some doors, lights, some concessionaire items, Dorothy & Leonard Muhs bench plaque, large brass four corners donations plaque, etc.] Salvageable commercial blocks and tin will be stored for future re-design consideration or fund raising programs. [Initial review of blocks is that they are VERY compromised and fall apart during demolition.] Demolition of building started October 9 th and continues to move along. 3

4 All required NYS monitored readings for any foreign airborne fibers are well within appropriate limits. All Post Office woodwork and glass has been successfully salvaged and stored. RE-BUILD ACTIVITY RECAP: Building Committee met Saturday October 11 th to continue the re-build discussion. Discussion Points from Saturday s Building Committee: Overall focal points have been the Guzzle, Post Office, smaller grocery store, some retail space and Corporation Office. Discussion on student union concept with green space. Overall revenue stream opportunities: Commercial Block vs Wellesley Hotel. Discussion on feasibility [cost] for build-out of 2 nd & 3 rd Hotel for enhanced revenue stream which will allow for a smaller footprint at commercial block site. This will also enhance the safety & soundness of the Hotel s infrastructure [electrical & sprinkler system] and bring Hotel up to Code. Better use of space and more attractive to tourists. Preservation tax credits & economic development funding available for these projects. Committee formed to look into the feasibility for the Wellesley Hotel build-out. Reviewed site planning for commercial block site for next year grass, flowers, etc. Discussion on overall efficiency of Park s commercial buildings. Charrette preservation architect will do preliminary site-plan for commercial block site. General Manager met with Senator Ritchie & Assemblywoman Russell at the Commercial Block site to bring them up to speed on the Park s historical significance and seek support and financial funding for the re-build projects. SEPTEMBER 23 RD, 2014 DEMOLITION PROCESS: Due to the age of the structure and a complete loss analysis - the existing commercial block has fallen under Code 56 of the NYS Asbestos Removal Regulations - as far as demolition protocol. The Corporation has filed for a Petition for an Asbestos Variance and has had that application Approved by the New York State Department of Labor. This will allow for a significant reduction in demolition expense for the commercial block project. Some additional bullets concerning the demolition process: The Corporation has listed a number of salvageable items that will be saved from the demolition site. These include the existing Post Office boxes, woodwork & glass; historical steel beams from the Columbian Hotel, a number of scrolled doors, ceiling tin where salvageable and some personal item requests from concessionaires. A number of residents have requested to purchase a stone block & ceiling tin squares as part of a re-build fundraiser. The Corporation will save a large number of the commercial blocks & tin squares so that residents interested in purchasing such will be given the opportunity. Once the Corporation has these separated from the demolition notification will go out to ALL residents. 4

5 The Fire Department has decided to move off the Park and is in the process of purchasing land behind the Fine View Mini Mart Sunoco gas station off Cross Island Road. Demolition contractors have submitted bids on Monday September 22 nd and the Board has approved a demolition contractor for the commercial block project. All insurance adjusters will meet for a final review of the site within the next week. Once that happens the Board approved demolition contractor will begin the process of removing site. Anticipate that the demolition will begin week of September 29 th and hopefully will be finished by October 20 th. RE-BUILD ACTIVITY RECAP: The Corporation held a preservation re-build Charrette on Saturday September 20 th with 25 invited Park residents. Group consisted of members from the Corporation Board, Preservation Board, Building Committee, Landmark Society & other residents. Re-Build Charrette was facilitated by a preservation architect from the firm of Crawford & Sterns Architects & Preservation Planners. Areas reviewed by the Charrette Committee were all suggestions and comments submitted by Park residents through the special that has been set-up, historical perspective & issues, building program developments, site utilization, building size and massing, overall architectural design, initial construction costs-budget & funding opportunities, overall site planning & schedule of construction. The Charrette process brought out a number of great ideas with the main focal points being the Guzzle and the Post Office. The Charrette facilitator will comprise his overall analysis of the thoughts and ideas of those attending and will forward to the Office. The Building Committee will move forward with those thoughts and ideas and start to address the appropriate building design. Bob Sharlow General Manager Corporation Board of Directors T.I. PARK FIRE FREQUENTLY-ASKED QUESTIONS/ANSWERS SEPTEMBER 2014 What is the result of the fire of August 13th? Fire broke out just before midnight on Wednesday, August 13th and consumed the commercial block of buildings at Four Corners across from the Wellesley Hotel, including the Guzzle, the grocery, the fire station and other offices. The chapel and the TIP Corporation offices were spared. What caused the fire? No definitive origin has been determined. While no official report has been received as of this writing, the initial findings are that the fire was electrical in nature. 5

6 Will we rebuild? Yes. The Corporation Board is determined to rebuild, and the TIP community is behind that commitment. The gratifying turnout to the Saturday August 16th meeting was proof of that. The Board has already committed specifically to rebuilding The Guzzle. As for the other elements that were destroyed, such as the fire hall, there may be opportunities to improve on - or add to -- the original building, which was more than 100 years old when the fire struck. The Board has a responsibility to ensure any new facility meets present and future needs. Some TIPers would prefer to reproduce faithfully the destroyed facility exactly as it was. Others argue for a rebuild that conforms more closely to the Victorian or Neo-Classical architectural elements in the Park. The Board has heard from both sides of the debate and will take them into full consideration as it develops rebuilding plans. These plans will be put out to the TIP community to enlist the advice and opinion of as many members of our community as possible. But that process must not drag on too long, as the Board considers it vital to have a replacement facility or facilities up and running by next June. Will there be efforts to raise funds to help with the Rebuild? Fundraising will be critical to the Rebuild project s success as additional funds will give planners the flexibility and scope to rebuild a facility that best meets the needs of TIP residents. Already, many TIP residents have are embarked on fund-raising events, and ideas are coming in that are both interesting and very promising. Hats off to TIPers for their commitment to this wonderful place, their energy, and their imagination. If you have a fundraising idea, please send it to: tiparkrebuild@gmail.com What are the Board s next steps? The insurance claim process is under way. The Corporation Board, office staff and various committees are focusing on communications, fund-raising, building and preservation, etc. The overall goal is to put together work plans which will roll out in a coordinated fashion to optimize the project s success. The Board already consulted with a structural engineer to assess the chance of saving any part of the original building, such as the facade. Regrettably, the answer was no. Other professionals will have to be hired, such as engineers, architects, and preservation specialists to develop plans for the rebuild. In the end, a successful rebuilding plan will require arriving at a balance based on building use, design (including heritage and preservation), cost and affordability. More specific Information will be shared with community residents as it becomes available. How can I help? We truly appreciate all of the ideas, input and volunteer efforts our community members have provided to-date. If you have suggestions, input or ideas to share with us, please send them to us via at: tiparkrebuild@gmail.com. We will communicate our plans and initiatives (and any volunteer opportunities) via the News page on the website and on the Thousand Island Park Facebook page, so please check these sites periodically for any updates. 6

7 The Thousand Island Park Corporation and Office Staff would like to thank all of you for your ongoing support!!! 7

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