Lakeport Landing's tower of power!

[fatlazyless]

Ok .... so yesterday, the Meredith Library was closed due to a broken water pipe or something, so I headed to the Laconia Library, down Union Ave, and saw for my first time, the newly constructed Lakeport Landing building, constructed with the old, fire station garage doors integrated or something, within the design.

Like, what the heck is that huge tower ..... is that a boat storage .... forklift accessed ..... boat tower .... or what?

I don't know ..... seems a wee bit wacky ..... maybe a whole lot of wacky .... that tower of power .... or whatever it is?

Assuming it's a big, tall, very high boat storage rack, accessed by a huge forklift ...... in that location where the former fire station was .... it is extremely visible, dominates the area, is unsightly, is ugly, sticks out like a huge boat storage rack ..... and will be there for many years ..... my, my, my ..... talk about an extremely ugly addition to the Lakeport area in Laconia ..... is not a very nice, new addition to the city!

So, was this design approved by the same zoning board that voted no to the girl's summer camp on Big Island in Paugus Bay? Apparently, Laconia is all about motor boats, and they get the big green light to power up-up-up-upward? ...

History of Laconia in brief:

1966-67-68-69-70; urban re-development done wrong does Laconia downtown very wrong ... never to recover ...

2018; ditto this sentiment for the new Lakeport Landing boat storage rack built above the former fire station .... a major blunder apparently approved by the zoning board.

Great, big, boat storage racks like that are usually located away from the central commercial area, off the beaten track, in a back lot, down a dead end road, where people do not go, too much ..... but nooooo ..... here it is ..... right in the middle of Lakeport ..... very close to where the Lakeport Landing railroad station formerly was located. Such a super-duper location for a very tall, boat storage rack!

[WeirsBeachBoater]

I believe that TOWER, was required by the City in the plan to mimic the Old Fire House Drying tower that was part of the Lakeport Firehouse, they said it to be Historic and part of the landscape and should be preserved!

[Reilly]

Offices & elevator, actually will b nice when done

[SAMIAM]

Totally disagree with FLL's post. Lakeport Landing should be applauded for making a major investment there. Lakeport square, with the exception of O's and Fratellos is mostly empty and dilapidated buildings. The fire station itself was not attractive or had any historic value.

[TiltonBB]

It would be nice to wait until the building is done to broadcast a negative opinion or be critical. I would assume that a retail business would want an attractive building that would entice customers to enter.

Samiam is right. The fire station was an old run down eyesore. It is a waste of time and money to even try to incorporate the old building into the new one. It should have been torn down to make way for the new building.

[fatlazyless]

Originally Posted by Reilly

Offices & elevator, actually will b nice when done

...do you mean a regular people elevator, or a freight elevator designed for moving big boats up and down, within the building ..... I don't know .... maybe it will have a boat elevator, and then it really will be a 'Tower of Power' .....power em up ....power em down ...... can go boating on the big elevator ... without getting wet, or needing gasoline ..... ho-ho-ho???

..... seems maybe a wee bit wacky, but who knows, is a boat elevator maybe possible ...... is a large, tall, structure?

[joey2665]

Passed by yesterday. It is coming along. The building is large but the rendering with all the glass looks great and will be a nice addition as opposed to an abandoned building.


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[JPC]

OK, so it has the Fire House doors and a Tower. But what is the finished product going to be?

[joey2665]

Originally Posted by JPC

OK, so it has the Fire House doors and a Tower. But what is the finished product going to be?

It will be Lakeport Landings new office and boat showroom

[AC2717]

so why hasn't anyone posted photos, I have been dying to see it, but been gone since labor day haven't had a chance

[joey2665]

Originally Posted by AC2717

so why hasn't anyone posted photos, I have been dying to see it, but been gone since labor day haven't had a chance

Sorry was in a rush yesterday morning, I should have. It is basically a metal frame around the front and rear of the building with and additional floor so it is quite high. The metal frame with be the supports for the glass panels in the showroom

[HellRaZoR004]

[jetskier]

Right now the structure does not blend well and sticks out relative to the surroundings. I am guessing that it will fit in much better when finished...clearly look a lot more aesthetic. Anything that improves business and the physical infrastructure in the area is a good thing. We need more investment of this type.

Jetskier

[webmaster]

Here's an article from last year about the building:

https://www.laconiadailysun.com/news...07ed8bb9e.html

[AC2717]

looking good! can't wait to see the finished product

[brk-lnt]

Originally Posted by jetskier

Right now the structure does not blend well and sticks out relative to the surroundings. I am guessing that it will fit in much better when finished...clearly look a lot more aesthetic. Anything that improves business and the physical infrastructure in the area is a good thing. We need more investment of this type.

Jetskier

It's not like that corner really has an architectural aesthetic. The only thing that would truly "blend" would be a building in need of serious repair and update. Kind of what was there before.

Hopefully this encourages more rejuvenation in the area.

[LongBay]

The original building plan looks entirely different than the final product. A typical move by a business owner who knows their actual plan will never get approved if they present it to town officials and neighbors when they are trying to get the green light on a project. What a shame the town planners approved the modified plan, they should have made Lakeport stick to the original rendition presented to the community.

[joey2665]

Originally Posted by LongBay

The original building plan looks entirely different than the final product. A typical move by a business owner who knows their actual plan will never get approved if they present it to town officials and neighbors when they are trying to get the green light on a project. What a shame the town planners approved the modified plan, they should have made Lakeport stick to the original rendition presented to the community.

That is not true at all. It looks exactly like the rendering. If the building was not being constructed according to the plans submitted the city would issue a stop work order. If you have built in the city of Laconia like I have you would agree with me.


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[jetskier]

From the original concept drawing, the front looks the same....the large structure in the back does not appear.

[LongBay]

Originally Posted by joey2665

That is not true at all. It looks exactly like the rendering. If the building was not being constructed according to the plans submitted the city would issue a stop work order. If you have built in the city of Laconia like I have you would agree with me.


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I have also built in the city and they too matched the plans. As you can see from the picture shown above, the showroom ceiling is one story and there are only two floors not four. So someone decided to change the plans along the way and then someone decided to approve the modified plans and then someone decided not to submit the modified plans to someone who would let the community know there is a change in plan. Odd that there was no story run in any of the newspapers showing the modified plans hence why there are a lot of folks saying WTF.

[Rusty]

Originally Posted by LongBay

I have also built in the city and they too matched the plans. As you can see from the picture shown above, the showroom ceiling is one story and there are only two floors not four. So someone decided to change the plans along the way and then someone decided to approve the modified plans and then someone decided not to submit the modified plans to someone who would let the community know there is a change in plan. Odd that there was no story run in any of the newspapers showing the modified plans hence why there are a lot of folks saying WTF.

Here is what was finally approved and is being built as approved:
https://www.laconiadailysun.com/news...bcb5dae35.html

[joey2665]

Originally Posted by LongBay

I have also built in the city and they too matched the plans. As you can see from the picture shown above, the showroom ceiling is one story and there are only two floors not four. So someone decided to change the plans along the way and then someone decided to approve the modified plans and then someone decided not to submit the modified plans to someone who would let the community know there is a change in plan. Odd that there was no story run in any of the newspapers showing the modified plans hence why there are a lot of folks saying WTF.

I am sorry but that was the initial rendering, however not what had been submitted for final approval and the permit issued. As you can see from the above picture posted by Rusty (Thanks Rusty) over the process the design has changed.

[VitaBene]

Originally Posted by LongBay

The original building plan looks entirely different than the final product. A typical move by a business owner who knows their actual plan will never get approved if they present it to town officials and neighbors when they are trying to get the green light on a project. What a shame the town planners approved the modified plan, they should have made Lakeport stick to the original rendition presented to the community.

The original was not a plan- it was the rendering of a conceptual design. That conceptual design went through numerous changes until 100% CDs or construction documents were completed. The 100% CDs were then submitted to the city as a permit set.

[fatlazyless]

New marina building blocks traditional Lakeport views

To the Daily Sun,

Numerous people have come to us to express their shock and dismay at the structure being constructed at Lakeport Landing around the old Lakeport fire station. They complain that it destroys the character of the area, blocks the view of the Lakeport Baptist Church as one travels north on Union Avenue and the view of Opechee as one travels south.

As members of the Heritage Commission, we have no authority to effect policy or oppose planning decisions. It is our mission to advise, to preserve the fabric and character of neighborhoods and structures that the people of Laconia cherish.

The minutes of the Planning Board and the City Council document the chronology of events and decisions that led to this point. In October of 2017 a preliminary design, printed in the Laconia Daily Sun and described as a "one - story structure," was approved by the Planning Board but dependent on the resolution of certain contentious issues between Ms Erica Blizzard, owner of Lakeport Landing and the city of Laconia. In October 2018 a second design, described by the Sun as a "two-story structure," was approved by the City Council. At neither meeting did any member of the public express disapproval or opposition. So why are we surprised by the result?

Rick Green, reporter for the Daily Sun said he believed that what is being built was the design submitted, but he also admitted that it was difficult to read the scale in the drawing. This is the crux of the problem. One has to look closely to see any reference to scale - there are no human figures or cars in the scene - but if one studies the details, one can see that each story is actually two stories high, resulting in a four - story building. The white rear upper part is pierced by windows that echo those of the Opera House across the street - a deliberate architectual quotation. This is a charming evocation of the history of Lakeport, but it is optically deceptive. It enhances the impression that this is a two-story building the size of a house.

What can we learn from this? That we who care about the character and history of this city need to be more vigilant - and intelligently, informed so - to preserve the heritage we value.

Laconia Heritage Commission

Jane Whitehead, Mary Ellen Boudman, Dorothy Duffy, Mary Jane Hoey, Catherine Tokarz, Michael Sweet

................

[AC2717]

Originally Posted by fatlazyless

New marina building blocks traditional Lakeport views

To the Daily Sun,

Numerous people have come to us to express their shock and dismay at the structure being constructed at Lakeport Landing around the old Lakeport fire station. They complain that it destroys the character of the area, blocks the view of the Lakeport Baptist Church as one travels north on Union Avenue and the view of Opechee as one travels south.

As members of the Heritage Commission, we have no authority to effect policy or oppose planning decisions. It is our mission to advise, to preserve the fabric and character of neighborhoods and structures that the people of Laconia cherish.

The minutes of the Planning Board and the City Council document the chronology of events and decisions that led to this point. In October of 2017 a preliminary design, printed in the Laconia Daily Sun and described as a "one - story structure," was approved by the Planning Board but dependent on the resolution of certain contentious issues between Ms Erica Blizzard, owner of Lakeport Landing and the city of Laconia. In October 2018 a second design, described by the Sun as a "two-story structure," was approved by the City Council. At neither meeting did any member of the public express disapproval or opposition. So why are we surprised by the result?

Rick Green, reporter for the Daily Sun said he believed that what is being built was the design submitted, but he also admitted that it was difficult to read the scale in the drawing. This is the crux of the problem. One has to look closely to see any reference to scale - there are no human figures or cars in the scene - but if one studies the details, one can see that each story is actually two stories high, resulting in a four - story building. The white rear upper part is pierced by windows that echo those of the Opera House across the street - a deliberate architectual quotation. This is a charming evocation of the history of Lakeport, but it is optically deceptive. It enhances the impression that this is a two-story building the size of a house.

What can we learn from this? That we who care about the character and history of this city need to be more vigilant - and intelligently, informed so - to preserve the heritage we value.

Laconia Heritage Commission

Jane Whitehead, Mary Ellen Boudman, Dorothy Duffy, Mary Jane Hoey, Catherine Tokarz, Michael Sweet
................

give me a break with this BS nonsense that this "Commission" is spewing
Honestly

[fatnoah]

Take a look at Google Street view of the area. The church is barely visible through the trees. From what I remember of growing up in the area, the church is visible from the portion of Union Ave north of the Elm St. intersection, and this is not blocked by the new building.

[AC2717]

agreed, also years ago you could get all the way down to the lake front with no obstructed views anywhere

[WinnisquamZ]

The commission has no issue with the section 8 housing and abandoned storefronts on the right or the multi family crack houses on the left, just the local businesses owner who is investing close to two million dollars


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[joey2665]

Originally Posted by fatlazyless

New marina building blocks traditional Lakeport views

To the Daily Sun,

Numerous people have come to us to express their shock and dismay at the structure being constructed at Lakeport Landing around the old Lakeport fire station. They complain that it destroys the character of the area, blocks the view of the Lakeport Baptist Church as one travels north on Union Avenue and the view of Opechee as one travels south.

As members of the Heritage Commission, we have no authority to effect policy or oppose planning decisions. It is our mission to advise, to preserve the fabric and character of neighborhoods and structures that the people of Laconia cherish.

The minutes of the Planning Board and the City Council document the chronology of events and decisions that led to this point. In October of 2017 a preliminary design, printed in the Laconia Daily Sun and described as a "one - story structure," was approved by the Planning Board but dependent on the resolution of certain contentious issues between Ms Erica Blizzard, owner of Lakeport Landing and the city of Laconia. In October 2018 a second design, described by the Sun as a "two-story structure," was approved by the City Council. At neither meeting did any member of the public express disapproval or opposition. So why are we surprised by the result?

Rick Green, reporter for the Daily Sun said he believed that what is being built was the design submitted, but he also admitted that it was difficult to read the scale in the drawing. This is the crux of the problem. One has to look closely to see any reference to scale - there are no human figures or cars in the scene - but if one studies the details, one can see that each story is actually two stories high, resulting in a four - story building. The white rear upper part is pierced by windows that echo those of the Opera House across the street - a deliberate architectual quotation. This is a charming evocation of the history of Lakeport, but it is optically deceptive. It enhances the impression that this is a two-story building the size of a house.

What can we learn from this? That we who care about the character and history of this city need to be more vigilant - and intelligently, informed so - to preserve the heritage we value.

Laconia Heritage Commission

Jane Whitehead, Mary Ellen Boudman, Dorothy Duffy, Mary Jane Hoey, Catherine Tokarz, Michael Sweet
................

What a bunch of nonsense. All this says it that the plans were submitted and approved however we do not like the plans and the reporter Rick Green did not read the scale on the second set of drawings properly (what the reporter has to do with the commission I have no idea).

[Patofnaud]

Originally Posted by WinnisquamZ

The commission has no issue with the section 8 housing and abandoned storefronts on the right or the multifamily crack houses on the left, just the local businesses owner who is investing close to two million dollars

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Honestly, in a 2 block radius of that building the only decent businesses are 'The O/Inn at O", Fratello's, The marinas and Avery's. Everything is dead/dying/cashforgold/pawn or closed versions of the aforementioned pawn/cashforgold...

Yet folks get up in arms at the only place doing development that is not just another 'You store your crap in cheap steel building' business. *boggle* And we wonder why no one wants to develop in the area.

[joey2665]

Originally Posted by Patofnaud

Honestly, in a 2 block radius of that building the only decent businesses are 'The O/Inn at O", Fratello's, The marinas and Avery's. Everything is dead/dying/cashforgold/pawn or closed versions of the aforementioned pawn/cashforgold...

Yet folks get up in arms at the only place doing development that is not just another 'You store your crap in cheap steel building' business. *boggle* And we wonder why no one wants to develop in the area.

Probably opening pandora's box but could it be that some people immediately dismiss anything that Erica Blizzard is associated with even if it is good for the city?

[TiltonBB]

The construction on the new Lakeport Landing building is moving along and it looks good. A great addition to the neighborhood.

[Red apple]

It looks Great saw it today.

[fatlazyless]

Looking at it, it reminds me of the old joke about the rich Texan who stopped into a Cadillac dealer just to use their pay phone who ended up buying a new Cadillac while he was there, just because he hates to go into a business and walk out without buying anything.

Like, as long as I'm here, why don't I buy a new Chris Craft for $125,000!

Actually, it does look pretty good, and this whole saga involving Lakeport Landing and Irwin Marine getting new buildings will probably be very positive for both businesses, plus the city gets a new commercial building with a high assessment to tax, year after year after year, so it's a winner all around.

People buy with their eyes, so's a building that looks good from the street is good for selling boats.

[joey2665]

Originally Posted by TiltonBB

The construction on the new Lakeport Landing building is moving along and it looks good. A great addition to the neighborhood.

Great addition and gulp, I can’t believe I agree with FLL. The building should have a good assessment value to bring in a nice tax dollar into the city plus it will be nice to see the Irwin and Lakeport feud end which should help both businesses.


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[SAMIAM]

Finally something new in Lakeport square......O's Frattello's and now Lakeport Landing are adding some class to a pretty depressed looking area.
Thought it was pretty selfish of Irwins to squeeze a much smaller business the way they did.

[Descant]

Irwin made a fair bid to buy the other building; Lakeport Landing's bid was way low. That's not a squeeze. When LL needed to stay in the old building while construction continued there was some agreement made and they stayed. I don't recall all the details, but that doesn't sound like squeezing to me.

[joey2665]

Originally Posted by Descant

Irwin made a fair bid to buy the other building; Lakeport Landing's bid was way low. That's not a squeeze. When LL needed to stay in the old building while construction continued there was some agreement made and they stayed. I don't recall all the details, but that doesn't sound like squeezing to me.

I have dealt with and like both establishments. Irwin made a fair bid and squeezed out a smaller competitor. Fortunately for LL, the city, its residents and the consumer LL was able to secure and improve a piece of idle property next door. At the end of the day everyone wins!!!!!

[TiltonBB]

I would have been happy to see the old fire station bulldozed. Saving that old building inside the new building accomplishes nothing and just complicates and adds expense to the process of constructing the new building. For what?

[WinnisquamZ]

Originally Posted by TiltonBB

I would have been happy to see the old fire station bulldozed. Saving that old building inside the new building accomplishes nothing and just complicates and adds expense to the process of constructing the new building. For what?

Could not agree more


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[joey2665]

Originally Posted by TiltonBB

I would have been happy to see the old fire station bulldozed. Saving that old building inside the new building accomplishes nothing and just complicates and adds expense to the process of constructing the new building. For what?

Disagree. It does not necessarily increase costs to keep the old structure. I am sure the way it has been incorporated into the new structure they ended up saving money along the way

[TiltonBB]

Originally Posted by joey2665

Disagree. It does not necessarily increase costs to keep the old structure. I am sure the way it has been incorporated into the new structure they ended up saving money along the way

By the time you get through working around the existing building the old building offered several challenges that a clean slate (empty lot) would not have.

The architect had to make plans that would incorporate the old building and change everything from the structural support to every segment of the entire layout because of that building. It is different from what a regular new construction design would have required. That additional design time costs money.

Hazardous materials would have to be removed from the old building. That would include any asbestos and any oil that may have leaked from old vehicles in the building. None of the old wiring could be used because it was out of code. The old building had to be completely rewired. The old brick had to be re-pointed and stabilized so that it did not present a hazard in the new building. Any old wood in the building had to be treated for termites and other issues and that will be an ongoing expense.

HVAC plumbing required numerous re-channeling efforts to get around the blockage cause by the old building. That eliminated the opportunity for straight runs typical of most new construction. It also required that additional utility outlets for lighting, heating, and air conditioning be installed so that it would cover and circulate throughout the structure. The old building could only be improved so much and will continue to be an additional expense for years to come.

I will take a clean slate any day. It will cost less and you can design what you want without restriction.

[joey2665]

Originally Posted by TiltonBB

By the time you get through working around the existing building the old building offered several challenges that a clean slate (empty lot) would not have.

The architect had to make plans that would incorporate the old building and change everything from the structural support to every segment of the entire layout because of that building. It is different from what a regular new construction design would have required. That additional design time costs money.

Hazardous materials would have to be removed from the old building. That would include any asbestos and any oil that may have leaked from old vehicles in the building. None of the old wiring could be used because it was out of code. The old building had to be completely rewired. The old brick had to be re-pointed and stabilized so that it did not present a hazard in the new building. Any old wood in the building had to be treated for termites and other issues and that will be an ongoing expense.

HVAC plumbing required numerous re-channeling efforts to get around the blockage cause by the old building. That eliminated the opportunity for straight runs typical of most new construction. It also required that additional utility outlets for lighting, heating, and air conditioning be installed so that it would cover and circulate throughout the structure. The old building could only be improved so much and will continue to be an additional expense for years to come.

I will take a clean slate any day. It will cost less and you can design what you want without restriction.

All good points except the hazzardous material. It would have to be removed whether the building is demolished or used as an alteration. Since they used the existing wall system and foundation I still stand by that there was probably no additional cost to use the structure. However I do understand and agree that the contractor would rather deal with a clean slate.

[fatlazyless]

Maybe Lakeport Landing Marina can make a legal argument that it deserves a property tax discount based on the value/cost it incurred to cherish, protect, and preserve the three fire station garage doors, and the fire station tower within the new building as an historical link to the old Lakeport Landing Fire Station and host an annual fire station remembrance day.

So, what's an annual fire station remembrance day look like, and how come just a few 11x14" framed photos, showing the old building, and the fire personnel, along with an old fire hose nozzle and such, displayed at the new huge fire station or at the library, wasn't good enough? So basically, in 2018, the city said no to a Big Island girl's summer camp, and said yes to three, old, dark red, overhead garage doors that don't do anything, and are just there.

Oh well, old-timers can gather in the three old garage doorways and reminisce about some long ago 5-alarm fire and ring the old fire bell and hang out and chug-a-lug quarts of Schlitz Beer ..... the beer that made the Lakeport Fire Station famous ..... just remember that fire back on April 1, 1961 .... chug-a-lug .... chug-a-lug .... back when a six of Schlitz in cans went for $1.25 ..... those were the days .... chug-a-lug .....

Make it an annual event for the first Tuesday in August ....... here's to Fire Station Remembrance Day! ...

[joey2665]

That’s what we get when I pay FLL a compliment. No good deed goes unpunished. . Happy New Year


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[fatlazyless]

Actually ...... if you think about it, the month of August is the only month without a holiday ....... so, Fire Station Remembrance Day is a very good fit to fill that national holiday gap between Independence Day, and Labor Day. Just a local Laconia holiday for August's 1st Tuesday .... nothing national.

[SAMIAM]

I agree with TiltonBB on this one. They had to design the new building around that ugly brick structure to satisfy some people who thought it had historic significance.

[exlakesregioner]

Nice that they could save a little bit of history within the new building, kudos to the designer. Just about anything new at the intersection is a good thing in my opinion, has been awhile since I have been thru it, but it's a pretty depressing/rundown area.

[fatlazyless]

December, 1955, when this photo was made, was about twenty years before the smoke detector with a battery was available, and it very quickly got wide spread use. Today, for just $4.25, you can get an excellent smoke detector that is about 5"-diameter w/ a 9-v battery, down at Walmart.

Fires can get going really fast, and smoke detectors work good.

When these 1955 photos were made, there were no smoke detectors, by about twenty years.

[Rusty]

Originally Posted by Top-Water

Not that it matters that much a little history from some old news paper articles from December 1955. (New Hampshire Sunday News)

Bet you didn't know about the "Marble Floors" I didn't .... Good luck .... Lake Port Landing nice to see the area getting a make over.

The church steeple in the background looks like a robot on the station roof.