Community Corner

Committee to Save St. Paul's Releases Independent Verification Report

L&M Architects and Engineers finds proposal "in keeping with good practice techniques, consistent with accepted preservation practices."

In compliance with a request from the Garden City village board, the Committee to Save St. Paul's (CSSP) engaged the services of Lawless & Mangione Architects and Engineers, LLP (L&M) to prepare a comprehensive independent verification of the alternative proposal to demolition, The Community First, presented to the board by the CSSP and The Garden City Historical Society in June.

L&M was retained by CSSP, at its own expense; the report was delivered Dec. 28, 2010 to Sive Paget, the law firm advising the village on St. Paul's. L&M was one of the three consulting firms whose names were provided to CSSP by Sive Paget for the performance of the verification report.

L&M was tasked by CSSP to (a) assess the public space adaptive reuse program planned for the first floor, along with the chapel restoration for scope and program; (b) assess the building integrity program planned for the building envelope for appropriateness and scope; and (c) analyze and verify the unit costs and quantities contained in the repair estimate prepared by Sullivan Builders Group (SBG) for the alternative proposal. L&M inspected the building on two occasions in late November and early December.

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The L&M report states: "The proposed stabilization plan prepared by Sullivan Builders Group generally appears to be in keeping with good practice techniques. The measures proposed for the building envelope are consistent with accepted preservation practices." The report continues, stating "The SBG recommended repairs to the exterior masonry are comprehensive in nature and therefore, not throw away repairs. It is understood that the proposed repairs are to be the first step in a greater preservation program."

After a review of the exterior and interior rehabilitation and restoration, and the project's cost estimates, L&M determined the total cost of the project at $8,662,611. This cost was higher than the SBG figures based on two areas of inspection: hazardous abatement and the material to be used for a new roof.

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In mid-December, the draft hazardous materials report prepared by Airtek Environmental Group (retained by the village) was supplied to L&M and CSSP to assist in review of the budget provided by SBG. In light of this new information, SBG revised its budget narrative to consider the required remediation and abatement. The impact of the adjustment was an additional $230,000, bringing SBG's original budget of $7,989,645 to $8,219,645. The cost differential between the L&M's figure and the SBG's budget that includes the hazardous material abatement adjustment is approximately 5 percent.

Regarding the roof, L&M calls for replacement of the entire roof with "faux slate" whereas the SBG full new replacement roof is asphalt shingle material. The use of slate could add approximately $600,000 to the St. Paul's project. L&M was informed by the CSSP that a representative of the State Historic Preservation Office (SHPO), who is familiar with the building, has indicated that due to financial constraints and the need to move forward on the preservation of the historic building, asphalt shingles may be entertained. SHPO indicated that "an asphalt shingle with enough texture to stand up to the rest of the building" should be found for this purpose.

Noting that St. Paul's School is listed on the New York State and National Registers of Historic Places (NR Ref No. 91NR00239), L&M cites the following: "Registered properties and properties determined eligible for the Registers receive a measure of protection from the effects of federal and/or state agency sponsored, licensed or assisted projects through a notice, review, and consultation process.

"Municipal and not-for-profit owners of listed historic properties may apply for matching state historic preservation grants.

In addition to a peer review by Lawless and Mangione, the CSSP/Historical Society proposal was reviewed by Steven Tilly, architect, who provided a code analysis on June 25, 2010, which was immediately presented to the village. The Tilly report determined that the SBG proposal complied with the Existing Building Code of New York State, the Building Code of New York State, 2007, and the Fire Code of New York State, 2007.

The Committee to Save St. Paul's (CSSP) and The Garden City Historical Society continue to believe that their proposal represents the most reasonable and affordable plan to preserve St. Paul's and to provide for ongoing community use.

According to Peter Negri, CSSP president, "We are delighted that this independent verification, undertaken at the request of the village, clearly demonstrates that our cost projections are completely in line and affordable. We hope that this will encourage the trustees to work with the residents to develop a viable preservation plan."

The full verification report can be viewed here.


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