Executive Summary
The Octagon Hotel is one of the only hotel building types with an octagon form of its kind. The building gained added fame as a location that Theodore Roosevelt visited during his campaign for Governor. He also gave a speech from here in 1907 while President of the U.S. By 2008, however, the building was in poor condition. The owners wanted to tear it down and build a replica. What followed was an effort by preservation advocates, led by the Oyster Bay Main Street Association to assess the feasibility for the rehabilitation of the building. An over $2 million dollar rehabilitation followed, bringing much needed new housing and commercial space to the Hamlet of Oyster Bay.
Detailed Project Description
Late in 2008 the Gerry Charitable Trust gave a very generous $10,000 lead-off gift to support rehabilitation of the Octagon Hotel. Conditions for this gift were that we 1) continue a collaborative community effort to review the proposal for this landmark building, and 2) that a qualified preservation architect be hired to advise the architect of record on appropriate preservation treatments.
Satisfying the first condition was far easier for us to fulfill than the second. After issuing an RFP for a preservation architect in August 2008, we selected the highly esteemed firm of Stephen Tilly, Architect, out of Dobbs Ferry, New York. Upon their first visit to Oyster Bay in September 2008, within minutes of sitting down with the owners and their architect, we were informed that their intention was to demolish and rebuild the building. This was hours before a Zoning Board hearing when Main Street and several partners were prepared to speak in favor of the variances needed so preservation efforts could proceed.
What followed were protracted negotiations and discussions with the property owner and their representatives. An agreement was made that allowed Main Street to advise and consult on the project and for the owner to follow the Secretary of the Interior’s Standards. In the case of disagreement over issues of structural integrity, it was agreed Main Street would pay to have outside experts to come in and provide any technical assistance needed.
A report by Stephen Tilly, Architect, titled “Octagon Hotel: Summary Report of Findings & Recommendations” was completed November 9, 2009. Formal approval of variances needed for the project to proceed was also being sought at this time.
Disagreement over Preservation, Demolition Threatened
Once the necessary variances were received, the owner and preservation advocates came to an impasse again, when the project architect was reluctant to put his seal on plans for rehabilitating the existing structure, because of concerns over structural integrity. Main Street came to the rescue again, this time securing the services of Donald Friedman with Old Structures, Inc. based in New York City, to attest to the viability of preservation. This memorandum was issued March 12, 2009.
The owners were still reluctant to preserve the building and pushed expensive schemes in excess of $200,000 to float the second and third floors of the structure and rebuild the basement and first floor from the ground up. Their rationale for doing so is that the brick foundation had lost its structural integrity and could not be rehabilitated.
The issue reached a head around July 2009, when the owner asserted they were preparing to seek a demolition permit. Over the Independence Day weekend preservation groups rallied, with members of Main Street, Raynham Hall Museum, SPLIA, the Oyster Bay Historical Society, and Save the Jewel by the Bay met again to discuss strategy. Letters were issued to the Town of Oyster Bay expressing concern about the threat of demolition, and asking for an opportunity to sit down and press the preservation option.
Such a meeting was held on July 9, 2009. The meeting was led by the new Commissioner of Planning Frederick P. Ippolito. The commissioner was insistent about his desire for the issue to be resolved in as short of a time as possible. When the owners asserted in this meeting again that the foundation was not sound and could not be rehabilitated, an offer was placed on the table to bring back Donald Friedman to produce full specifications for rehabilitation of the foundation under his seal.
The only problem was funding. With the initial $10,000 from the Gerry Charitable Trust now almost completely exhausted ($9,364.96 had been spent), additional funds were needed to support bringing Donald Friedman back in. Nevertheless, in a display of unity during the meeting with the owners and the Town of Oyster Bay, Main Street and our partners committed to hiring Friedman and raising the funds needed to bring him in. This was done and work on the foundation specifications started immediately.
Meanwhile efforts were made to raise the additional funding needed. The National Trust for Historic Preservation’s Northeast Office provided $2,000 through the Daniel K. Thorne Intervention Fund. Two organizations, the Friends of Raynham Hall and the Society for Preservation of Long Island Antiquities provided $500 each. With the Gerry gift exhausted by this point and no additional resources immediately forthcoming, the remaining $3,406.21 was paid from the reserves of the Oyster Bay Main Street Association.
Rehabilitation Begins
Foundation plans were completed a few weeks later, the building plans reviewed and approved by the Town of Oyster Bay, and construction was poised to begin. For a brief period of time doubt was cast by the owner about whether the foundation plans were realistic and the Building Inspector with the Town of Oyster Bay agreed. Donald Friedman came in one final time to help explain to the owners what the specifications meant. The contractor then went about implementing the rehabilitation as specified. A unique construction technique was used where railroad ties were brought in and stacked in pairs facing in alternating directions to one another. Heavy steel beams were placed on top of these temporary piers upon which the rest of the structure was supported.
Once the central mass was stabilized work to demolish the eastern extension and rebuild the western extension proceeded. A foundation for reconstruction of the wing along Spring Street was laid in October 2009, and the walls of the wing quickly rose up after that.
Some concern was expressed about the loss of the original siding and fascia board detail. The contractor upon encountering and reviewing the condition of these materials found that there was extensive dry-rot and that preservation of these materials was not desirable or viable. Friedman and others recommended that plywood be placed over the exterior to improve lateral stability of the structure, and appropriate cladding then be placed over that. This is the treatment that was ultimately selected. Efforts are being made to reconstruct the fascia board details and siding as close to the original as possible.
Another disagreement occurred over the partial demolition and rebuilding of the western extension, built circa 1946. The owner’s objective was to maximize their square footage and this was one additional retail space with the opportunity to generate revenue for them. Instead of maintaining the existing floor level, windows, and wall structure, however, they demolished much of the circa 1946 concrete and metal extension and rebuilt this in wood frame. It is unfortunate that this portion of the plan was allowed to go ahead. At one point when talking about tax credits Main Street attempted to persuade the owners to do otherwise. Ultimately, however, this was a concession necessary for the full project to proceed. At some point this extension may be removed to bring the building closer in appearance to how it was when originally built.
Contractors went to great extents to preserve as much of the original structure as they could from what remained. Where structural members were weak, they were twinned with other historic building material taken from other places. Extensive efforts were made to strengthen the existing structure through reinforcements above and beyond minimally acceptable requirements.
Summary of Budget
Income
$10,000 Gerry Charitable Trust
$2,000 National Trust for Historic Preservation
$500 Society for Preservation of Long Island Antiquities
$500 Friends of Raynham Hall
$3,406.21 Oyster Bay Main Street Association
$16,406.21
Expense
$4,977.18 Stephen Tilly preparation of Summary Report and Findings, payment #1 on 11/13/2008
$3,387.78 Stephen Tilly preparation of Summary Report and Findings, payment #2 on 1/11/2009
$1,000 Old Structures, Inc. Initial Visit, payment on 3/19/2009
$5,041.25 Old Structures, Inc. Foundation Plans, payment on 8/24/2009
$2,000 Old Structures, Inc. Foundation Plans, payment from National Trust
$16,406.21
Timeline
| Date | Action | |
| 2008-03-01 | Isaac Kremer is hired as the second Executive Director of the Oyster Bay Main Street Association (OBMSA) and starts work immediately. | |
| 2008-03-03 | John Bonifacio mentions work is happening on the Octagon Hotel when he saw construction fencing going up. | |
| 2008-03-06 | Efforts to rehabilitate the Octagon Hotel begin when an article comes out announcing possible demolition, and an op-ed in the Oyster Bay Enterprise-Pilot suggests local organizations work together to ensure preservation. | |
| 2008-03-05 | Isaac Kremer prepares memorandum on the building and status of redevelopment. Kremer advised the OBMSA Executive Committee on the importance of preservation of the Octagon Hotel and recommended a course of action. | |
| 2008-03-06 | Isaac shared memo with OBMSA Executive Committee and received feedback. | |
| 2008-03-19 | Isaac sought approval to meet with Tom Keuhhas from the OB Historical Society to discuss the project. Executive Committee approved meeting. | |
| 2008-04-04 | Isaac sought approval from Executive Committee to meet with the attorney and architect leading the Octagon Hotel project. All concurred. | |
| 2008-04-21 | Ellen and Isaac met with Lou Baldino and Anthony LaMarca to discuss project. | |
| 2008-04-30 | Isaac sought approval from Executive Committee for strategy on how to proceed, that included reaching out to community stakeholders. | |
| 2008-05-13 | Update on Octagon Hotel provided at Board of Directors meeting. No objections expressed to proceeding with stakeholder meeting. | |
| 2008-05-14 | Held Octagon Hotel Steering Committee Meeting with community partners. Architect and attorney gave presentation on project at Raynham Hall. Discussion followed among participants who were universally supportive in concept. | |
| 2008-05-15 | Isaac shared notes from previous days meeting on the Octagon Hotel with the OBMSA Executive Committee who expressed their support. | |
| 2008-05-22 | When informed of meeting with Town of Oyster Bay (TOBAY) on Octagon Hotel and asked to attend, sought and received permission to do so. There expressed support for moving forward on the project as rapidly as possible. | |
| 2008-06-04 | TOBAY meeting with Octagon Hotel project team, MSA asked to attend. Voiced continued support for the project. | |
| 2008-06-10 | Octagon Hotel brought up in JUNE Board of Directors meeting in context of broader plans for parking along Spring St. No action taken. | |
| 2008-06-20 | Executive Committee and Executive Director have meeting with Jack Libert, Commissioner of Planning for the Town of Oyster Bay. Octagon is brought up and Town support expressed for direction we are going on project. | |
| 2008-06-27 | Call received from Bob MacKay with the Society for Preservation of Long Island Antiquities that $10,000 would be given to support commissioning a study on preservation of the Octagon Hotel, and continuing engagement with stakeholders. | |
| 2008-07-08 | Discussion on Octagon Hotel occurred at JULY Board of Directors meeting. Board informed of gift from Gerry Foundation. Questions were raised about ownership status, which Ellen agreed to follow up on. | |
| 2008-07-09 | A meeting with Octagon attorney, architect, and community stakeholders was convened by Main Street and attended by Ellen and Isaac. Asked for meeting to bring technical group together to discuss project. | |
| 2008-07-14 | Letter to Gerry Charitable Trust accepting $10,000 grant was shared with the Executive Committee and sent with their support. | |
| 2008-09-04 | Distributed RFP to three consultants whose names were provided by Society for Preservation of Long Island Antiquities. | |
| 2008-09-08 | Shared proposal from Stephen Tilly Architects with the Executive Committee. Received their support to proceed. | |
| 2008-09-09 | Updated on Octagon Hotel occurred at SEPTEMBER Board of Directors meeting. Proposal from Tilly was discussed and members agreed to proceed based on Ellen’s opportunity to review credentials of firm. | |
| 2008-09-11 | Sought letters of support from community partners in preparation for 9/18 TOB meeting. | |
| 2008-09-15 | Shared draft letter of support for Octagon Hotel with Executive Committee. Received approval to share with the Zoning Board of Appeals. | |
| 2008-09-15 | Asked Executive Committee approval for agenda of Stephen Tilly visit. | |
| 2008-09-16 | Society for the Preservation of Long Island Antiquities (SPLIA) provides letter of support. | |
| 2008-09-18 | OBMSA finalizes and sends letter of support. | |
| 2008-09-18 | Meeting earlier in the day with Stephen Tilly Architects and members of Octagon project team including Lou Baldino and Luigi Lancia. Lou unequivocally stated their intention was to tear down and rebuild. This went against previous statements about their interest in preservation, and interest of community partners who supported the project on the grounds it was preservation of an important TR related building. Isaac reached out directly to both Bill and Ellen asking whether we should continue support or pull out in light of recent development from project team. They encouraged going forward with support. Main Street spoke in support of variance at Zoning Board of Appeals hearing allowing Octagon Hotel project to move forward and letters from several different community partners were submitted | |
| 2008-09-19 | Message sent to MSA Board Members indicating change of course of owners on the Octagon Hotel. | |
| 2008-09-30 | Rough draft of Octagon Hotel report from Stephen Tilly Architects presented for review and comment. | |
| 2008-10-07 | Ellen and Isaac met with Town of Oyster Bay officials to discuss concerns with demolition of Octagon Hotel. | |
| 2008-10-14 | Update provided on Octagon Hotel at the October Board of Directors meeting. Action was postponed until the report from Stephen Tilly was provided. | |
| 2008-10-15 | Meeting of Oyster Bay Historic Preservation Roundtable. Area groups came together to discuss important issues, including the Octagon Hotel. | |
| 2008-11-09 | Report by Stephen Tilly Architect titled Preserving the Octagon Hotel: Summary Report Findings and Observations. | |
| 2008-11-13 | Main Street Annual Meeting in which results of report were presented. | |
| 2008-11-17 | OBMSA letter to owners asking for conditions to attach to variance. Sent to OBMSA Exec Committee for approval. | |
| 2008-11-18 | Final letter sent pending revisions suggested by Ellen. Sent to Anthony LaMarca with Executive Committee approval. | |
| 2008-11-21 | Letter sent from Anthony LaMarca with revisions. File was unreadable and waited until 11/25/2008 for a letter that could actually be read to be sent. | |
| 2008-11-24 | Article written for SPLIA on “Oyster Bay’s Octagon Hotel” by Richard A. Winsche. | |
| 2008-11-26 | Nov 26 Response from LaMarca with modifications. Directed by Ellen to reach out to Lamarca to set meeting up Letter from Baldino sent. | |
| 2008-12-03 | OBMSA Executive Committee meets to discuss a variety of projects, including the Octagon Hotel. | |
| 2008-12-08 | Ellen and Isaac met with members of the Octagon Hotel project team. Worked on agreement that would guide work so the preservation option would be considered. Discussion on Octagon and agreement with owners occurred at December OBMSA board meeting. Funds to support work including bringing in a qualified structural engineer to assist with project was suggested. No action was taken. | |
| 2008-12-12 | Letter from owners of Octagon provided with revised language, with conditions 2, 4, and 5 modified. Sent to OBMSA board members for direction on how to proceed. | |
| 2008-12-16 | Isaac and Ellen arranged follow up meeting with Jack to identify a process to move forward on drafting a letter that addressed his concerns with the agreement. | |
| 2008-12-18 | Ellen and Isaac meet with Jack. Jack letter to LaMarca sent. Lamarca response to Jack. | |
| 2008-12-19 | Letter to Zoning Board of Appeals from OBMSA. | |
| 2009-01-09 | Letter sent from LaMarca to Bernstein further modifying conditions. | |
| 2009-01-13 | Revised letter discussed at OBMSA Board meeting. Motion made to reject revisions from LaMarca. Jack asked if can come to terms. | |
| 2009-01-16 | Communication from Carla Panetta shared with Executive Committee. Discussion occurred on how best to proceed. Was agreed to let Jack see what he is able to come up with and then to find a way to help owners proceed. Final agreement shared with Board Members and opportunity to give comment provided. | |
| 2009-01-21 | No comments from board members provided, so support sought from Executive Committee to send letter with agreement to Town. | |
| 2009-02-05 | Octagon Hotel variance approved by Zoning Board of Appeals. | |
| 2009-02-26 | Ellen and Isaac arrange site visit to review the existing conditions. Portion of siding removed to exposed wood clapboard below. | |
| 2009-02-27 | Drawings provided by Baldino of structural approach to take on Octagon. | |
| 2009-03-01 | Isaac shared these plans and earlier report with preservation colleagues in Chicago and received guidance on methods and approach. | |
| 2009-03-11 | Structural engineer Donald Friedman visited to assess condition of structure and provide recommendations on best method to proceed with from an engineering perspective. | |
| 2009-03-12 | Engineering report of existing conditions of Octagon Hotel completed by Old Structures, an engineering firm from New York City. | |
| 2009-06-01 | OBMSA prepares “Guide to Financial Incentives for Historic Preservation.” | |
| 2009-06-30 | OBMSA prepares statement on Octagon Hotel project. | |
| 2009-07-01 | Letter from Louis F. Baldino Architect informing that the building would be demolished. | |
| 2009-07-03 | Small fire occurs in the Octagon Hotel. Fire officials claim that they will not enter the building again should there be another fire. Isaac calls together local leaders prior to Independence Day weekend to discuss real possibility of demolition. Friday meeting with Ippolito to discuss future direction. | |
| 2009-07-15 | Draft application for Town of Oyster Bay Landmark Designation prepared to submit. | |
| 2009-07-16 | Oyster Bay Enterprise-Pilot article published, “Community Help Needed to Preserve the Octagon Hotel.” Highlights how town officials are working with the Oyster Bay Preservation Roundtable. | |
| 2009-07-24 | Final report submitted for the National Trust Preservation Fund grant of $2,000. | |
| 2009-08-07 | Sealed drawings are prepared by Donald Friedman of Old Structures Engineering PC. | |
| 2009-08-19 | Site visit of Donald Friedman and John Lancia, contractor. Summarized in Memorandum dated 8/24/2009. | |
| 2009-09-15 | Application for Town of Oyster Bay Landmark Designation revised and prepared to submit. | |
| 2009-09-18 | OBMSA letter to Commissioner Ippolito expressing concern about whether ownership team can proceed with restoration. | |
| 2009-10 | Melissa Umberger completes research document “The Octagon Hotel 1851-2009: An Analysis of Historic Preservation and Adaptive Reuse.” | |
| 2009-11-09 | A report was completed on November 9, 2009, by Stephen Tilly, Architect, titled “Octagon Hotel: Summary Report of Findings & Recommendations.” | |
| 2010-02-18 | OBMSA letter to Huyler Held appraising of progress on restoration of the Octagon Hotel. | |
| 2010-03-09 | OBMSA press release issued on how “Octagon Hotel Rehabilition in Downtown Oyster Bay Nearing Completion.” | |
| 2010-09-16 | OBMSA Annual Meeting held inside of the Octagon Hotel prior to work being completed. | |
| 2010-12-02 | Re-dedication and ribbon cutting held for the Octagon Hotel, 1,001 days or 2 years, 8 months, and 26 days after the original op-ed was published in 2008. |