HomeMy WebLinkAbout20180862 2018.083 The Three Five 1-23-19 Updated Design Statement 112 Spring St Suite 102
Saratoga Springs, NY 12866 A I gL
518.332.8502
AND: Architecture&Design
Statement of DIntent
From: David D'Amore, Architect Project: the Five Three (53 Putnam)
To: Distribution:
Design Review Commission Design Review Commission
Frank Zarro, First Fairfield
Jim Reeks, Sano Rubin
Dave Brennan, Young Sommer
Clark Wilkinson, EDP
Date: January 23, 2019
In an effort to more effectively communicate design intent and the context of this DRC submission I
am providing the design statement.This will serve as an outline explanation of significant issues
related to the design of this proposed development that will be relevant to the DRC's deliberations.
1. Building Height
a. The height proposed in December topped out at 6 stories and 73'to the parapet,
84'to the top of the elevator tower.
b. Discussion at the December meeting indicated the DRC was not prepared to
approve anything over 4 stories, but did concede a willingness to look at a 5 story
proposal with the 5th floor setback some reasonable distance.
c. The design team has developed two tracks for this project.The first is a 4 story
solution based on the original interior space plan, essentially taking the top two
floors off the building and using the roof in the same capacity as the 6 story
proposal.The second is a 5 story solution that makes some changes to the floor
plans to rearrange the elevator position.
d. The 5 story solution creates a 25' average setback creating a roof top amenity over
the 4th floor.
e. The 5th floor is also setback about 5 feet on the north and south faces to create
small balconies for several of those 5th floor units.
f. The 5 story proposal strives to break up the mass of the structure with the setbacks
and the use of a metal cladding.
g. The 4 story proposal tops out at 50'to the parapet and 60'to the top of the
elevator tower.
h. The 5 story proposal tops out at 50'-6"to the front parapet and 63'to the top of the
fifth floor roof parapet.
i. In both cases we believe the height reduction successfully limits the sense of mass
and brings the project into a more comfortable level of appropriateness.
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2. Building Massing
a. The original neighborhood was a collection of smaller brick and wood buildings.We
have endeavored to use setbacks at the balconies to create material and spatial
transitions that suggest multiple masses clustered together on one site.
b. The balcony setbacks provide a functional outdoor space for residents and offer a
degree of relief to the building façade especially on the east and south elevations.
c. On the north elevation we reverse that strategy by projecting the footprint of the
living space 18" over the R.O.W. With the material change and the shadow lines we
feel this is in keeping with other similar traditional projection structures, but with a
more contemporary twist.
d. At the top of the building we have extended the proposed pergola to create a visual
cap to the front balcony setback.
e. The front balcony setback is intended to communicate the entrance location to the
building and the pergola offers a decorative visual clue that reinforces the hierarchy
of the building and finishes the roof scape with a contemporary element.
3. Floor Plans
a. The success of the development is financially tied to the height of the building.
Therefore the floor plans have been evolving to pivot to different business models
as needed to make the project financially viable.
b. The plans included in this submission reflect something of an evolution over time.
c. The plans associated with the 5 story solution reflect strategies employed to better
manage vertical circulation,create internal programming flexibility, manage
building mass at the 5th floor with the setback and create additional functional
space at the first floor.
d. The first floor plans have developed to include a restaurant layout that extends to
the full face of the building.
4. Street Scape
a. At street level we have brought the first floor out to the face of the upper floors
creating an open glazed storefront.
b. The storefront is broken up by a setback under the balcony that becomes the
entrance to all first floor spaces.
c. Cornice lines have been added to better define the top edge of the street scape
with a contrasting material change to create the sense of a solid base under the
brick upper floors.
d. The brickwork has also been refined to add corbels and relief to draw on the
familiar techniques used at buildings such as the City Tavern, Gaffney's and Baily's
Café.
5. Fenestration
a. Windows and open glazing have been refined to create better rhythm and logic
from the first floor to the top floor.
b. Mullion patterns have been developed to reflect a more contemporary sensibility.
c. Metal spandrels have been added between vertically stacked windows to create a
color and texture contrast to the brick and develop a sense of façade hierarchy.
6. Materials
a. The predominant material is a grey brick with a white or buff colored stone veneer
at the street level.
b. Above the fourth floor cornice and at the balcony setbacks we are proposing the
use of a metal panel or tile with a muted reflectance.This will help the building
reflect its color and sky surroundings and impart a degree of lightness.
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c. Glass panels are proposed for the balcony railings to simultaneously increase
reflectance and transparency that serves as a counterpoint to the heft and solidity
of the masonry skin.
d. Windows will be a clad wood casement product with a dark grey or black finish.
7. Colors
a. The goal is to create a building that fits in its historic context but feels modern.
b. We have selected a grey brick that we feel offers intriguing color and light
reflectance properties that subtly change with daylight and weather conditions.
Other brick options are being considered but all are in the grey family.
c. With the metal panels and glass,the building will convey contemporary sensibilities
without threatening the integrity and significance of neighboring buildings.
d. A burgundy red color will be used as a contrasting accent color to be incorporated
into the lower storefront and fluting in the masonry.
End of Memo
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