THE LANDMARKS PRESERVATION COMMISSION 1 CENTRE STREET 9TH FLOOR NORTH NEW YORK NY 10007 TEL: 212 669-7700 FAX: 212 669-7780 PERMIT CERTIFICATE OF APPROPRIATENESS

ISSUE DATE: EXPIRATION DATE: DOCKET #: COFA #: 01/06/2014 06/18/2019 14-8442 COFA 15-2791

ADDRESS BOROUGH: BLOCK/LOT: 5 BEEKMAN STREET

INDIVIDUAL LANDMARK 90/14 TEMPLE COURT BUILDING AND ANNEX

Display This Permit While Work Is In Progress ISSUED TO: Eric Bass 5 Beekman Property Owner LLC 50 4th Floor New York, NY 10004

Pursuant to Section 25-307 of the Administrative Code of the City of New York, the Landmarks Preservation Commission, at the Public Meeting of June 18, 2013, following the Public Hearing of the same date, voted to approve certain alterations at the subject premises, as put forward in your application completed on May 23, 2013, and as you were informed in the Status Update Letter issued on June 19, 2013 (SUL 14-5321, LPC 14-4333). This approval will expire on June 18, 2019.

The work approved consists of, at the Beekman Street, Nassau Street and elevations, removing storefront infill, roll-down security gates and CMU at the storefronts; installing metal-and-glass storefront infill, featuring display windows with profiled framing and paneled bulkheads with decorative metal grilles at select locations, single-and-paired glazed doors, multi-light transoms at the projected corner storefront and northern portions of infill at the center bay on Nassau Street, operable single-pane transoms at Beekman and Nassau Streets and three northernmost openings at Theatre Alley; and louvered transoms at select locations; installing brick infill at select locations at Theatre Alley; restoring and installing Irish limestone to match historic at the reduced opening at the southernmost bay and piers at Nassau Street; installing a metal-and-glass canopy with LED lighting at the Beekman Street entrance; and installing a fixed awning clad in canvas with LED lighting and heat lamps at the underside of the awning at the Nassau Street entrance of the Annex building; and at the roof, constructing stair and elevator bulkheads, installing mechanical equipment, enclosures and acoustical wall, and installing cable railings behind existing historic decorative cast iron railings and at stone parapets. The proposal, as originally presented, called for glass railings at the roof, as shown in historic and existing condition photographs, photomontages, mock-up photographs, renderings, and drawings 01 through 38 dated June 18, 2013, prepared by Gerner Kronick + Valcarcel Architects, PC and Higgins Quasebarth & Partners, LLC, submitted as components of the application, and presented at the Public Hearing and Public Meeting.

In reviewing this proposal, the Commission noted that the Temple Court Building and Annex individual landmark designation report describes 5 Beekman Street, aka 119-133 Nassau Street and 10 Theatre Alley, as an office building with Queen Anne, neo-Grec and Renaissance Revival style motifs designed by Silliman & Farnsworth and built in 1881-83, and a Romanesque Revival style office building designed by James M. Farnsworth and built in 1889-90. The Commission further noted that Certificate of No Effect 14-2888 was issued on 04/15/13 for restorative work at facade, roof and turrets; Permit for Minor Work 14-2235 was issued on 03/27/13 for window replacement; and Certificate of Appropriateness 05-2577 was issued on 10/13/04 for a building wide master plan for aluminum windows and storefronts and pin mounted signage, and rooftop mechanical equipment.

With regard to this proposal, the Commission found that the installation of the bulkhead, mechanical equipment and privacy fence will not cause damage to or obscure significant features of the individual landmark; the rooftop installations, located at the southernmost area of the roof, will be seen in conjunction with other rooftop accretions, and therefore, will not detract from the significant architectural features of the building; that the height of the proposed rooftop installations will not overwhelm or significantly alter the character of the building; that the bulkhead, privacy wall flue and railings will be visible over the secondary west elevation only at a distance from various vantage points at cross streets between and along Broadway and Church Street and within and over the lower buildings along and therefore, will not be seen in context with the primary views on Beekman and Nassau Streets; that the existing parapet consists of varying heights and therefore, raising the parapet at the secondary south elevation of the Annex roof will not diminish the profile of this side elevation; and that the presence of this mechanical equipment on the roof of this massive office building will not diminish the special architectural or historic character of the building; that the removal of existing roll-down gates and masonry infill will eliminate unsympathetic alterations that detract from the significant architectural features of the building without the removal of any historic fabric; that the proposed storefront configuration and finishes within existing and reduced openings at Beekman and Nassau Streets and part of Theatre Alley, featuring large display windows with paneled and decorative bulkheads, single and paired doors with glazed single and multi-light transoms, will be based on physical documentation and details found on the building, and historic photographic documentation, and therefore, this work will return these storefronts closer to their original appearance; that the operation of the casement transoms, required for the proposed smoke purge system within the interior skylighted atrium, will only be perceptible when these windows are open; that the proposed infill at Theatre Alley, featuring brick, glazed and metal doors, glazed transoms and louvers, will maintain the utilitarian character at the base of the building at the service alley; that the proposed fixed fabric-covered awning with signage at the loose skirts on all sides located on the Nassau Street facade will be similar in shape to traditional awnings found at the base of buildings of this age and style; that due to their size and location, installed at the underside of the fixed awning, the LED light fixtures will not call undue attention to themselves; and that the minimal design, well-scaled signage, and lighting and glass and metal material of the canopy located on Beekman Street facade will be discreet and therefore, will not obscure or compete with significant features of the decorative entryway to be restored. Based on these findings, the Commission determined that the proposed work to be appropriate to the Individual Landmark, and voted to approve this application.

However, in voting to grant this approval, the Commission stipulated that two final signed and sealed copies of the Department of Buildings filing drawings for the approved work be submitted to the staff of the Commission for review and approval.

Subsequently, on September 4, 2013, December 18, 2013 and January 6, 2014, the Landmarks Preservation Commission received final revised drawings A-000.00, Z-001.00 through Z-006.00, Z-010.00 through Z-013.00, A-001.00, A-002.00, A-004.00, A-005.00, A-010.00, A-011.00, A-101.00 through A-119.00, A-122.00, A-123.00, A-125.00, A-126.00, A-128.00 through A-133.00, A-135.00, A-136.00, A-501.00 through A-510.00, A-515.00, A-601.00 through A-605.00, A-610.00 through A-614.00, A-620.00, A-700.00 through A-711.00, A-805.00, A-806.00, A-810.00 through A-815.00, A-817.00, A-901.00 through A-905.00, A-907.00, A-908.00, A-909.00, A-915.00, A-942.00, A-944.00, A-960.00 through A-966.00, A-970.00 and A-971.00 dated September 21, 2012 and last revised June 21, 2013; A-511.00 dated September 21, 2012 and last revised November 8, 2013; and A-120.00, A-121.00 and A-820.00 dated September 21, 2012 and last revised November 15, 2013, signed and sealed by Randolph H. Gerner, RA; and A-010, A-020, A-021, A-030, A-031, A-830.00 through A-833.00, A-839.00 and A-841 through A-845 dated September 21, 2012 and last revised November 8, 2013, prepared by

PAGE 2 Issued: 1/6/14 DOCKET: 14-8442 Gerner Kronick + Valcarcel; M-001.00, M-002.00, M-101.00 through M-136.00, M-201.00 through M-236.00, M-300.00, M-400.00 through M-405.00, M-500.00 through M-503.00, M-600.00 through M-607.00, P-001.00, P-002.00, P-099.00, P-101.00 through P-133.00, P-135.00, P-136.00, P-137.00, P-137.00, P-201.00 through P-217.00, P-401.00 through P-404.00, P-500.00 through P-511.00, P-600.00 and P-601.00 dated September 21, 2012 and last revised June 21, 2013, signed and sealed by David Tanenbaum, PE; and FO-001.00, FO-002.00, FO-100.00, FO-101.00, FO-120.00, FO-200.00 through FO-204.00, FO-300.00, FO-310.00, S-001.00, S-002.00, S-003.00, S-009.00, S-010.00, S-011.00, S-019.00, S-020.00, S-029.00, S-030.00, S-039.00, S-040.00, S-049.00, S-050.00, S-060.00, S-070.00, S-080.00, S-089.00, S-090.00, S-099.00, S-100.00, S-109.00, S-110.00, S-119.00, S-120.00, S-130.00, S-140.00, S-190.00, S-280.00, S-290.00, S-300.00, S-310.00, S-390.00, S-430.00, S-450.00 through S-480.00, S-800.00, S-801.00, S-802.00, S-840.00, S-860.00, S-870.00, S-871.00, S-920.00 through S-923.00, S-940.00 through S-950.00, S-955.00, S-960.00, S-961.00, S-962.00, S-980.00 and S-981.00 dated October 1, 2012 and last revised June 21, 2013, signed and sealed by Jeffrey H. Smilow, PE.

Accordingly, staff reviewed the drawings and found that the infill has been revised from glazing to brick and louvers at select transoms at Theatre Alley; that Siamese connections and fresh air intakes have been proposed at select bulkheads and infill; and that the revisions recommended by the Commission have been incorporated; and that the work also included, restoring the missing stone portico entrance featuring granite columns at Beekman Street; installing signage at the display windows and doors; installing retractable awnings at the transom bars; installing light fixtures at select locations at the primary elevations, roof and turrets; and painting cast iron elements to match historic finishes; at the secondary south lot line wall, removing windows at the easternmost bay and installing masonry infill at portions of the openings, and retaining the easternmost shutter at the sixth floor; removing windows and iron shutters (to be reused) at the three westernmost bays; installing masonry infill; and combining and creating new openings between the Annex Building and the proposed adjacent building (115 Nassau Street); at the Theatre Alley elevation, removing a one-over-one window and installing an architectural louver within the existing opening at the second floor; at the north lightwell elevation of the Annex, reconstructing the wall featuring brick and two bays of one-over-one windows to match the interior south elevation; at the roof, removing bulkheads and chimneys; demolishing portions of the parapet wall for access to the roof terrace and adjacent proposed building; installing exhaust fans; removing and installing limestone coping; removing one-over-one windows, lowering the sills and installing doors within the enlarged openings at the eastern and western turrets; altering and leveling the roof; installing glass railings at the perimeter of the lightwell at the Annex building; installing a snowmelt paving system and roof pavers; and performing related roof repairs, flashing and waterproofing; and related interior alterations, upgrading mechanical, plumbing, structural systems. With regard to the additional work, the Commission finds, that due to their locations at the southernmost and westernmost bulkheads, the installation of the Siamese connections and fresh air intakes will not detract from the restored storefront infill; in accordance with Section 2-17(c)(1), that the basis for the design of the proposed restoration's authenticity is documented by photographic evidence and physical evidence at the building; and that the restoration will not cause the removal of significant historic fabric that may have been added over time and that are evidence of the history and development of a building, structure or site; in accordance with Section 2-20(c), that the installation of signage will not damage, destroy or obscure significant architectural features or material of the building or storefront; that the installation of painted or vinyl signage will not exceed more than 20 percent of storefront glazing, and therefore will not substantially reduce the transparency of the display window, doors, or transom; that the signage will not be internally illuminated, nor feature neon strips outlining the display window; and that the overall amount of signage will not be excessive and will not detract from the architectural features of the building; in accordance with Section 2-12(f), that the awning(s) on this Individual Landmark will be retractable; that the awning will have a straight slope and be open at the sides; that the retractable awning(s) will have a straight or curved slope and may or may not have side panel; that retractable awning(s) will follow the curved configuration of the window or door openings over which they are installed; that the awning skirt(s) will be unframed; that the skirt height will be proportional to the height and size of the awning; that the attachment of the awning(s) will not cause the loss of, damage to, or hide or obscure any significant feature; that the awning will be installed at or directly below the lintel or transom bar; that the lowest framed portion of the awning will be at least eight (8) feet above the sidewalk and the lowest unframed portion of the awning will be at least seven (7) feet above the sidewalk; that the length of the awning will not exceed the length of the storefront opening or the associated window opening, and the edges of the awning shall be aligned as closely as possible with the inside face of the principal piers of the storefront, or the window opening; that the

PAGE 3 Issued: 1/6/14 DOCKET: 14-8442 underside of the awning shall be open; that the awning(s) shall project at an angle and be of a length, size and slope which are proportional to the size and height of the window or door; that the awning will be clad only with water repellant canvas with a matte finish; that signs, such as lettering or graphics, will be limited to the awning skirt(s) only; that the size of lettering will be proportional to the height of the awning skirt; and that the awning fabric shall consist of a solid color or vertical stripes that harmonize with the historic color palette of the building; that the installation of the light fixtures will not damage or alter any decorative masonry, or any significant architectural features of the building; that due to the location of the lighting fixtures at the towers and recessed at the ledges, the fixtures will not be visible or will be minimally visible from a public thoroughfare; and that the fixtures will be finished to match the façade masonry or roofing material; that proposed finish of the cast iron elements will match the historic finish; that the proposed work at the south lot line wall will not result in the removal of special windows; that the work will be concealed by the proposed adjacent building to the south; and that the historic iron shutter at the easternmost bay will remain; that the window to be removed at Theatre Alley is not a special window; that the installation of the louver will involve only removing glazing or the windows sash from a double-hung window or one portion of a casement window and retaining the window frame; that the louver or vent will be mounted flush with the sash or directly behind the sash; that the louver or vent is finished to blend into the fenestration pattern; and that no significant architectural feature of the building will be affected by the installation; that the proposed work at the lightwell elevation of the Annex will not be visible from a public thoroughfare; and that the proposed masonry will match the existing; that the work at the roof will protect the building's façade and structure from future damage due to water infiltration and aid in the long term preservation of the building; that the work at the parapet will not detract from the special architectural or historic character of the building; in accordance with Section 2-19(c)(2), that the addition consists solely of mechanical equipment; that the exhaust fans and glass railings will not result in damage to, or demolition of, a significant architectural feature of the roof; and that it will not be visible from a public thoroughfare or will be only minimally visible from a public thoroughfare; that the proposed doors at the turrets will not be visible from a public thoroughfare; that they will be installed in existing window openings that are to be enlarged or reduced in height or width according to § 2-15 of this title; that such enlargement or reduction will not alter or destroy protected features or detract from the significant architectural features of the building or adjacent buildings; and that they will not replace "special" windows as defined in the definitions (§ 3-01) and illustrated in Appendix A of this chapter; and that the proposal approved by the Commission has been maintained. Based on this and the above findings, the drawings are marked approved with a perforated seal, and Certificate of Appropriateness 15-2791 is being issued.

The Commission notes, for purposes of the New York City Energy Conservation Code, NYCECC 101.4.2, the property is a contributing building in the Fulton-Nassau Historic District, which is listed, or has been determined to be eligible for listing, on the State and/or National Register(s) of Historic Places.

PLEASE NOTE: This permit is issued contingent upon the Commission's review and approval of masonry and stone, and test samples of all mortar prior to the commencement of the work, and of future signage at the storefronts and building, and the understanding that the work will take place when the exterior temperature remains a constant 45 degrees F or above for a 72-hour period from the commencement of the work. Please contact Caroline C. Pasion at the Landmarks Preservation Commission when samples are completed for a site inspection.

This permit is issued on the basis of the building and site conditions described in the application and disclosed during the review process. By accepting this permit, the applicant agrees to notify the Commission if the actual building or site conditions vary or if original or historic building fabric is discovered. The Commission reserves the right to amend or revoke this permit, upon written notice to the applicant, in the event that the actual building or site conditions are materially different from those described in the application or disclosed during the review process.

All approved drawings are marked approved by the Commission with a perforated seal indicating the date of approval. The work is limited to what is contained in the perforated documents. Other work or amendments to this filing must be reviewed and approved separately. The applicant is hereby put on notice that performing or

PAGE 4 Issued: 1/6/14 DOCKET: 14-8442 maintaining any work not explicitly authorized by this permit may make the applicant liable for criminal and/or civil penalties, including imprisonment and fines. This letter constitutes the permit; a copy must be prominently displayed at the site while work is in progress. Please direct inquiries to Caroline Pasion.

Robert B. Tierney Chair

PLEASE NOTE: PERFORATED DRAWINGS AND A COPY OF THIS PERMIT HAVE BEEN SENT TO: Benita Welch, AIA, Gerner Kronick + Valcarcel, Architects, PC cc: Sarah Carroll, Director of Preservation/LPC; Jared Knowles, Deputy Director of Preservation/LPC

PAGE 5 Issued: 1/6/14 DOCKET: 14-8442