111–115 Broadway: Thames Street Improvements

111-115 BROADWAY THAMES STREET IMPROVEMENTS LANDMARKS PRESERVATION COMMITTEE PRESENTATION DECEMBER 5TH, 2017

111-115 BROADWAY, TRINITY CENTRE, NEW YORK, NY LANDMARKS PRESERVATION COMMITTEE PRESENTATION NOTE: BUILDING DIMENSIONS AND AREAS ARE PROJECT NO. 2591 DECEMBER 5TH, 2017 APPROXIMATE AND SUBJECT TO VERIFICATION BY VIEWER 1 THAMES STREET IMPROVEMENTS CONTENTS

1. 2. 3. 4. THAMES REACTIVATING ENHANCING IMPROVING STREET STOREFRONT STREET RETAIL CONTEXT OPENINGS LIGHTING SIGNAGE

CORTLANDT STREET

LIBERTY STREET

ZUCCOTI PARK

TRINITY PL

WASHINGTON STREET CEDAR ST 115 BROADWAY

GREENWICH STREET

THAMES ST 111 BROADWAY

BROADWAY

TRINITY GRAVEYARD

PINE ST NASSAU STREET TRINITY CHURCH

NTS N

115 BROADWAY 111 BROADWAY TRINITY PL.111 BROADWAY 115 BROADWAY

TRINITY CHURCH

CHURCH STREET

ZUCCOTI BROADWAY PARK

ZUCCOTI TRINITY BROADWAY PARK CHURCH

THAMES STREET

111 - 115 BROADWAY SOUTH WEST AERIAL VIEW 111 - 115 BROADWAY NORTH EAST AERIAL VIEW

Date Built: 1905, with addition in 1907 (111 Broadway); 1907 (115 Broadway)

Architect: Francis Hatch Kimball (1845–1919) He was an American architect practising in New York City, best known for his work on skyscrapers in lower Manhattan and terra-cotta ornamentation. He was an associate with the firm Kimball & Thompson. His work includes the Empire Building, Manhattan Life 1907 ADDITION Insurance Building, and Casino Theatre (Broadway).

Date Landmarked 1985

Landmark Site: Borough of Manhattan, Tax Map Block 50, Lot1

Architectural Style: Gothic Revival

Key Features: • Early Example of New York City Skyscraper. • Both buildings are 21-story Office buildings. • Richly ornamented with limestone and wide array of gargoyles. • Tri-partite division in elevation (base, shaft and capital). • The four story base is made up of single and double height basket-arched windows. Shaft is punctuated by bays of paired windows. • Bedford, Indiana Limestone Cladding. • Recessed, basket-arched entrance. • Foot-bridge (Roof-Level) added midway between Broadway and Trinity Place. • “Capital” section comprised of double-height basket-arched windows with bronze infil panels and tracery in transoms, alternating with pointed engaged buttresses. • Copper-clad addition to 115 Broadway in 1912, to accomodate New Lawyer’s Club. • 111 Broadway was added onto in 1907 when Thames Street was widened.

THAMES STREET

MAP, 1899, NYPL MAP, 1916, NYPL

• 111 Broadway was first built in 1905.

• When adjacent property was purchased to build 115 Broadway to the north, Ownership convinced the city to relocate Thames Street 28’ to the north, in order to provide wider floor plates.

• This resulted in the current condition of Thames Street as being offset from the street grid.

• 1920’s Picture taken of Thames Street, looking east towards Broadway.

• Thames Street is only 30’ wide from face of building to face of building, and is sandwiched between two 21 story (250’ tall) buildings.

115 BROADWAY 111 BROADWAY • Thames Street slopes over the length of buildings from Broadway, down to Trinity Place, a full story.

LOOKING EAST LOOKING EAST

LOOKING WEST LOOKING WEST

ZUCCOTTI PARK

CEDAR ST

115 BROADWAY CEDAR ST HSBC BANK

FUTURE RETAIL TENANT

BIG APPLE COPY STARBUCKS COFFEE

THAMES ST TRINITY PL TRINITY BROADWAY JOS.A. BANK CLOTHIERS THAMES ST

FUTURE RETAIL DENATALE JEWELERS HEISMAN TROPHY TENANT

111 BROADWAY

PINE ST.

TRINITY CHURCH GRAVEYARD

LEGEND

N RETAIL

115 BROADWAY CEDAR STREET

PANINI AND CO. TRINITY PLACE BAR

EGRESS STAIR B SERVICE HIGH RISE ELEVATOR LOW RISE ELEVATOR EGRESS STAIR B ELEVATOR (12 FL.-21 FL.) (2 FL.-11 FL.) 115 BROADWAY 1 2 3 4 5 STO. 6 7 8 9 10 ENTRANCE

SERVICE BIG AL’S PIZZA VESTIBULE BIG APPLE COPY CENTER BELGIAN STANLEY ELEC. WAFFLES SHOE REPAIR

SERVICE / ADA ENTRANCE

THAMES STREET TO SUBWAY STATION TRINITY PLACE TRINITY 111 BROADWAY S ENTRANCE

JOHN ALLAN’S FUTURE RETAIL TENANT

SERVICE ELEVATOR SERVICE VESTIBULE

1 2 3 4 5 6 7 8 9 10

HIGH RISE ELEVATOR LOW RISE ELEVATOR EGRESS STAIR A (2 FL.-11 FL.) EGRESS STAIR B (12 FL.-21 FL.)

SUBWAY FUTURE RETAIL TENANT SUBWAY STATION ENTRANCE

LEGEND TRINITY CHURCH N TRINITY PLACE LEVEL (LOWER) EXISTING CONDITION FLOOR PLAN RETAIL

STREET BED BELOW SIDEWALK/CURB

1. EXISTING BASE FIXTURE 2. EXISTING LIGHTING 3. EXISTING RECESSED EXISTING SECTION ONLY POST WINDOW WELL

DD CC BB AA 8 8 8 8

INLET EXISTING BASE FIXTURE GRATING WITH RECESSED AND POLE MISSING WINDOW WELL 115 BROADWAY (SEE PHOTOGRAPH 1) (SEE PHOTOGRAPH 3)

18 16 TRINITY PLACE TRINITY BROADWAY

LIGHTS

111 BROADWAY

MANHOLE COVER (TYP.) BLACK TAR EXISTING GRATING LIGHT POST GRANITE CURB FIRE HYDRANT (SEE PHOTOGRAPH 2) FIRE HYDRANT GRATING CONCRETE SIDEWALK N

• BBB working with civil engineering firm, Phillip Habib Associates, has an separate application into Department of Transportation, Plaza Program, to convert the street to public plaza.

STREET BED ALIGNED • Proposal will resurface concrete sidewalks, repair granite curbs, infill the asphalt pavement WITH SIDEWALK/CURB with historic granite cobblestone paving raised to level of adjacent sidewalks.

• Vehicular traffic will be controlled with security bollards.

PROPOSED SECTION 7’- 0” 16’- 0” 30’- 0” 7’- 0”

REMOVABLE 2’ X 2’ GRANITE SECURITY PAVERS TO MATCH BOLLARDS IN THE EXISTING GRANITE CENTER (TYP.) CURB (TYP.)

FIXED REMOVABLE EXISTING GRATING REPLACE EXISTING FIXED SECURITY 10” X 4” GRANITE EXISTING GRANITE REMOVABLE FIXED SECURITY SECURITY TO REMAIN CONCRETE PAVEMENT BOLLARDS AT COBBLE BLOCK WITH CURB TO REMAIN SECURITY SECURITY WITH NEW CONCRETE BOLLARDS AT BOLLARDS IN ENDS (TYP.) MORTAR JOINTS, SET IN KIND BOLLARDS IN BOLLARDS AT ENDS (TYP.) THE CENTER FLUSH WITH TOP OF THE CENTER ENDS (TYP.) (TYP.) SIDEWALK (TYP.)

2’ X 2’ GRANITE PAVERS TO MATCH EXISTING CURB EXISTING CONCRETE EXISTING CONCRETE SIDEWALK TO BE SIDEWALK TO BE REPLACED WITH REPLACED WITH NEW CONCETE NEW CONCETE

SECURITY SECURITY BOLLARDS (TYP.) BOLLARDS (TYP.)

10” X 4” GRANITE 10” X 4” GRANITE COBBLESTONE COBBLESTONE BLOCK WITH BLOCK WITH MORTAR JOINTS MORTAR JOINTS

MOUNTABLE CURB MOUNTABLE CURB

EXISTING GRANITE CURB TO REMAIN IN KIND EXISTING GRANITE CURB TO REMAIN IN KIND

TRINITY PLACE BROADWAY

SECURITY BOLLARDS (TYP.) HISTORIC PICTURE SHOWING THE COBBLESTONE EXAMPLE OF GRANITE PAVERS SET AMONG STREET PAVING FROM 1905 REUSED GRANITE COBBLESTONE BLOCK

111 BROADWAY NORTH ELEVATION

BROADWAY LEVEL

TRINITY LEVEL WINDOW 1 WINDOW 2 WINDOW 3 WINDOW 4 WINDOW 5 WINDOW 7 WINDOW 8 WINDOW 9/ WINDOW 10 WINDOW 11 WINDOW 13 DOOR 2 WINDOW 14 WINDOW 6/ EXISTING EXISTING DOOR 1 DOOR 3

EXISTING WINDOW INSETS, STOREFRONTS WINDOWS TO BE REMOVED AND REPLACED WITH NEW STOREFRONT SYSTEM WINDOW 12 EXISTING WINDOWS TO REPLICATE WINDOW 12 AND DOOR 7 BASIS OF DESIGN TO BE RESTORED

115 BROADWAY SOUTH ELEVATION

BROADWAY LEVEL

TRINITY LEVEL

WINDOW 15 DOOR 4 WINDOW 16 EXISTING WINDOW 17 EXISTING WINDOW 18 WINDOW 19 WINDOW 20 WINDOW 21 WINDOW 22 WINDOW 23 EXISTING WINDOW 24 DOOR 5 DOOR 6 INLET EXISTING DOOR 7 BASIS OF DESIGN

EXISTING WINDOW INSETS, STOREFRONTS WINDOWS TO BE REMOVED AND REPLACED WITH NEW STOREFRONT SYSTEM TO REPLICATE WINDOW 12 AND DOOR 7

• We surveyed every exterior and interior opening for both buildings.

EXISTING EXISTING GRANITE STONE PAINTED IRON POST • At 111 Broadway the retail space is currently FACE FINISH ON EXTERIOR SIDE SAME AS EXISTING vacant and interior face is exposed. WINDOW 12

EXISTING WINDOW EXISTING DOUBLE • Many of the openings today are only partially INSET WITH FAUX HUNG WOOD FRAMED STONE FINISH WINDOW GLASS intact and further deteriorating from their PANEL AND WINDOW SASH MISSING original condition.

• Sidewalk vaults have been infilled affecting the EXISTING VENT STACK TO REMAIN window openings and thereby making them

EXISTING CONCRETE EXISTING MASONRY difficult to restore without significant alterations. SIDEWALK BRICK WALL CONSTRUCTION

EXISTING CONCRETE FLOOR EXISTING EXTERIOR ELEVATION OF WINDOW 2 EXISTING INTERIOR ELEVATION OF WINDOW 2

111 BROADWAY

BROADWAY LEVEL

TRINITY LEVEL WINDOW 2

• We surveyed every exterior and interior opening for both buildings. EXISTING GRANITE STONE FACE FINISH EXISTING GRANITE • At 115 Broadway most of the exterior windows STONE FACE FINISH are boarded up.

EXISTING WINDOW EXISTING WINDOW INSET WITH FAUX INSET WITH FAUX STONE FINISH STONE FINISH

EXISTING CONCRETE SIDEWALK

EXISTING EXTERIOR ELEVATION OF WINDOW 21 EXISTING EXTERIOR ELEVATION OF WINDOW 22

115 BROADWAY

BROADWAY LEVEL

TRINITY LEVEL

WINDOW 21 WINDOW 22

EXISTING PAINTED PANEL TRANSOM TOP ARCH INSERT (2-PANEL AT TOP ARCH)

EXISTING GRANITE STONE FACE FINISH

EXISTING PAINTED HISTORIC METAL FRAME AND TRIM WITH TRANSLUCENT GLASS PANELS

EXISTING PAINTED ROD IRON DECORATIVE POST

EXISTING METAL CLAD PANEL WITH PAINTED RAISED TRIM

EXISTING CONCRETE SIDEWALK

EXISTING EXTERIOR ELEVATION OF WINDOW 12 EXISTING DETAILS OF WINDOW 12

111 BROADWAY

BROADWAY LEVEL

TRINITY LEVEL WINDOW 12

BROADWAY LEVEL

TRINITY LEVEL WINDOW 1 WINDOW 2 WINDOW 3 WINDOW 4 WINDOW 5 WINDOW 7 WINDOW 8 WINDOW 9/ WINDOW 10 WINDOW 11 WINDOW 12 WINDOW 13 WINDOW 14 WINDOW 6/ DOOR 2 EXISTING DOOR 1 EXISTING DOOR AND CMU INFILL. 3 AND ARCHED (SEE DETAILS) GLASS TOP TO BE RESTORED

EXISTING WINDOW INSETS, STOREFRONTS WINDOWS TO BE REMOVED AND REPLACED WITH EXISTING WINDOWS NEW STOREFRONT SYSTEM TO REPLICATE WINDOW 12 AND DOOR 7 TO BE RESTORED

BROADWAY LEVEL

TRINITY LEVEL

WINDOW 15 DOOR 5 WINDOW 16 DOOR 5 WINDOW 17 DOOR 6 EXISTING WINDOW 18 WINDOW 19 WINDOW 20 WINDOW 21 WINDOW 22 WINDOW 23 EXISTING WINDOW 24 AND ARCHED AND ARCHED AND ARCHED DOOR 7 INLET GLASS TOP TO GLASS TOP TO GLASS TOP TO BE RESTORED BE RESTORED BE RESTORED

EXISTING WINDOWS EXISTING WINDOW INSETS, STOREFRONTS WINDOWS TO BE REMOVED AND REPLACED WITH AND DOORS NEW STOREFRONT SYSTEM TO REPLICATE WINDOW 12 AND DOOR 7 TO BE RESTORED

2 29 PAINTED METAL PANEL TRANSOM TOP ARCH INSERT (2-PANEL AT TOP ARCH)

NEW WINDOW SHALL MATCH EXISTING PAINTED HISTORIC 3 METAL FRAME AND TRIM 29 PROFILE AND PAINT COLORS

STONE FACE FINISH

1 1 29 29

PAINTED CAST IRON DECORATIVE 1 POST

4 16 DETAIL UNIQUE TO WINDOW 12

3 SECTION DETAIL 2 ELEVATION DETAIL OF WINDOW 12

HISTORIC WINDOW -12 DETAILS TO BE USED AS A BASE OF DESIGN/REPLICATE MODEL FOR NEW STOREFRONT WINDOWS. SEE ADJACENT DETAIL-1 TYPICAL WINDOW DETAIL.

1 PLAN DETAIL PHOTOGRAPH OF EXISTING WINDOW 12

CLEAR INSULATING GLASS PANEL (TYP.)

STONE FACE FINISH

PAINTED EXTRUDED ALUMINUM POST TO MATCH EXISTING PROFILE

NEW STONE BASE TO MATCH EXISTING (AT ALL WINDOWS ON 111 BROADWAY AND WINDOWS 21-24 ON 115 BROADWAY)

2 29

ALUMINUM LOUVER AT TRANSOM 3 29 CLEAR INSULATING GLASS PANEL (TYP.)

STONE FACE FINISH

1 1 29 29

PAINTED EXTRUDED 1 ALUMINUM POST TO MATCH EXISTING PROFILE

4 16

SECTION DETAIL 2 TYP. ELEVATION DETAIL OF SAMPLE WINDOW ELEVATION OF WINDOW 19 ON 115 BROADWAY

1 PLAN DETAIL

REMOVE EXISTING AWNING, FILL AND SEAL ALL WALL PENETRATIONS 3 WITH MATCHING STONE AND SEALANT FINISH

3 2 31 31 MECHANICAL LOUVERS AT TOP ARCH OF WINDOW TRANSOM, REPLACE WITH GLASS PANEL

ALIGN MULLION WITH EXISTING MORTAR JOINT

SURFACE MOUNTED HARDWARE TO BE REMOVED, PROVIDE NEW BUTT HINGE (TYP.) FINISH TO MATCH EXISTING DOOR HANDLES

GLASS SIDE LITE, TRIM AND 1 1 GLASS TO MATCH NEW WINDOW 31 31 REPLACEMENT TYPE; SEE TYPICAL WINDOW DETAILS FOR 1 PROFILE

BRONZE FINISH DOOR HANDLE AND PUSH PLATE; REMOVE, 3 RESTORE AND INSTALL IN NEW 31 STOREFRONT DOOR

METAL DOOR WITH GLASS PANEL; REMOVE 3 AND REPLACE WITH NEW SECTION DETAIL 2 ELEVATION DETAIL STOREFRONT DOOR TO MATCH EXISTING TRIM

FLOOR SADDLE; REMOVE AND REPLACE WITH NEW SADDLE TO MATCH EXISTING PROFILE AND ELEVATION

1 PLAN DETAIL PHOTOGRAPH OF EXISTING DOOR 7

4.3.2 Bishops Crook Luminaire & Pole LIGHTING: INTEGRATED STREETLIGHTS

Bishops Crook The Bishops Crook was the first of a number of decorative street lights to Luminaire & Pole be introduced as early as 1900 on narrow city streets. Bracket versions of the Bishops Crook were also attached to the facades of buildings. The reproduction of the Bishops Crook was introduced in 1980 at Madison Usage: Historic Avenue and 50th Street outside the Helmsley Palace Hotel (now the New York Palace Hotel).

BISHOP’S CROOK LIGHT AS SEEN ON BROADWAY Applications AND PINE ST. INTERSECTION Selected historic districts, per LPC approval

Streets with roadway width of 36 feet or less

Lamp/Optics

155W maximum LED Teardrop: IES Type III or V

155W maximum LED Shielded Teardrop: IES Type III or V

Material/Color

Ductile iron pole/black, brown, and green

Cost Compared to SS

$$$$$

Bishop’s Crook Light (Early 1900’s): Historic Bishops Crook luminaire and pole: First introduced in early 1900’s, it was considered a standard Nassau Street, Manhattan form of lighting equipment for Manhattan. It was a single iron- cast section ornamented with a garland on the fluted shaft and a ladder rest.

111-115 BROADWAY, TRINITY CENTRE, NEW YORK, NY LANDMARKS PRESERVATION COMMITTEE PRESENTATION NOTE: BUILDING DIMENSIONS AND AREAS ARE

PROJECT NO. 2591 DECEMBER 5TH, 2017 26' – 3" APPROXIMATE AND SUBJECT TO VERIFICATION BY VIEWER 27

Bishops Crook Luminaire and Pole

154 3. LIGHTING: PROPOSED LIGHT FIXTURE PLAN

TYP. WALL BRACKET MOUNTED LIGHT FIXTURE (5 LOCATIONS AT 115 BROADWAY)

± 44’ - 3” TYP. ± 48’ - 6” TYP. ± 48’ - 6” TYP. ± 46’ - 2” TYP.

± 48’ - 0” TYP.

TYP. WALL BRACKET MOUNTED LIGHT FIXTURE (5 LOCATIONS AT 111 BROADWAY)

TYP. WALL BRACKET MOUNTED LIGHT FIXTURE (5 LOCATIONS AT 115 BROADWAY)

± 48’ - 0” TYP. MIN. 12’ - 6” BROADWAY LEVEL MAX. 22’ - 4”

111 BROADWAY PROPOSED ELEVATION 1 20 TRINITY LEVEL TYP. WALL BRACKET ± 5% SLOPE MOUNTED LIGHT FIXTURE (5 LOCATIONS AT 115 BROADWAY)

± 44’ - 3” ± 48’ - 6” ± 48’ - 6” ± 46’ - 2” 11’ - 6” MIN.

MAX. BROADWAY LEVEL 21’ - 6”

1 TRINITY LEVEL 20 ± 5% SLOPE 115 BROADWAY PROPOSED ELEVATION

EXISTING LIMESTONE CLADDING

CONDUIT CONNECTION TO J-BOX, PROVIDE WATER TIGHT SEAL AT ALL PENETRATIONS 4’- 6”

CONCEAL ANCHORS BEHIND COVER PLATE INTO STONE, SEAL AND WATERTIGHT ALL PENETRATIONS 6’- 4 3/8” 120 277 VOLT LAMP HEAD 150 PROPOSED

2’- 10 1/2” WATT LED TYPE LAMP 3,000K LIGHT FIXTURE TEMP WITH LOW PROFILE SHADE

9’- 7 5/16” (VARIES IN

3’- 6” 2’- 7 1/8” LENGTH) 1’- 0” HOLOPHANE ASYMMETRIC TEAR GLASS LENS

ATTACHMENT BRACKET TO BUILDING STRUCTURE WITH ELECTRIC POWER LEADS FROM BUILDING 1’- 1” 11’ - 6” MIN. DISTANCE WALL MOUNTED FIXTURE SIDE AND FRONT ELEVATION 21’ - 6” MAX. DISTANCE MAX.

SIDEWALK • New lights will utilize LED technology and will be controlled via dimmers to maintain even level of light distribution along the length of Thames Street. SIDEWALK • The proposed light levels are an average of 2 foot-candles on the roadway and sidewalks.

EXAMPLE OF MINIMUM AND MAXIMUM HEIGHT OF LIGHT FIXTURE ON SOUTH FACADE OF 115 BROADWAY

LPC GUIDELINES: 3/4” X 1/2” METAL SUPPORT BRACKET SECURE/WELDED TO 30” POST PAINTED BLACK 1. 12” X 24” AS THE MAXIMUM PERMISSIBLE BRACKET SIZE FOR COMMERCIAL DISTRICT WITH PROJECTION LESS THAN 40” FROM BUILDING FACADE.

2. 10’ REQUIRED MINIMUM DISTANCE BETWEEN SIGN SIDEWALK AND BOTTOM OF THE BRACKET SIGN. PAVEMENT 1/2” THK. REINFORCED PANEL WITH 12 GAUGE METAL SHEET 3. ONE BRACKET SIGN PERMISSIBLE PER RETAIL FINISH, W/ 1/2” CHANNEL END ESTABLISHMENT. WELDED FRAME, WATER TIGHT

12” SEALED ALL SIDES TYP. PAINTED 4. FOR BUILDINGS WITH MULTIPLE RETAIL BLACK ESTABLISHMENTS, MULTIPLE BRACKET SIGNS CAN BE PROVIDED FOR A MAXIMUM OF 1 SIGN PER EVERY 25’ FRONTAGE. 10’-0” MIN. (VARIES)

6” 24”

12 GUAGE CUT LETTERS RAISED APPLIED TO SHEET METAL FRAME 1 PROPOSED SECTION 2 PROPOSED SIGNAGE PAINTED BRONZE FINSH (NO MOVING PARTS)

TYP. BLADE SIGN TYP. BLADE SIGN (3 LOCATION AT (3 LOCATION AT 111 BROADWAY) 115 BROADWAY)

± 267’ - 0” ± 267’ - 0”

± 32’ - 0” TYP. ± 32’ - 0” TYP.

BROADWAY BROADWAY

CENTERED CENTERED CENTERED CENTERED CENTERED CENTERED ON COURSING ON COURSING ON COURSING TRINITY PLACE TRINITY PLACE ON LIGHTING ON LIGHTING ON LIGHTING

111 BROADWAY PROPOSED ELEVATION 115 BROADWAY PROPOSED ELEVATION TOTAL BUILDING FRONTAGE LENGTH: 267’ TOTAL BUILDING FRONTAGE LENGTH: 267’ TOTAL NO. OF SIGNS PERMISSIBLE (PER 25’ OF FRONTAGE): 10 TOTAL NO. OF SIGNS PERMISSIBLE (PER 25’ OF FRONTAGE): 10 TOTAL NO. OF SIGNS PROPOSED: 3 TOTAL NO. OF SIGNS PROPOSED: 3