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HomeMy WebLinkAbout20180861 2018.083_53 Putnam Street_SSPF_12-4-18Saratoga Springs Preservation Foundation FOR PRESERVATION FOROYEARS Board of Directors Matthew Veitch President James Gold Vice President & Secretary Adam N. Favro Treasurer Caroline Cardone Brennan Drake Sandra Fox Liz Israel Samantha Kercull Douglas Kerr Richard King Michelle Paquette-Deuel Cindy Spence Dmitriy Yermolayev James Kettlewell emeritus Samantha Bosshart Executive Director Nicole Babie Membership & Programs Director November 30, 2018 Ms. Tamie Ehinger, Chair Design Review Commission City Hall 474 Broadway Saratoga Springs, NY 12866 RE: 53 Putnam Streeta — New .Construction Dear Tamie: The Saratoga Springs Preservation Foundation has reviewed the application for the proposed mixed-use project at 53 Putnam Street. The Foundation was disappointed that the application does accurately reflect the neighborhood context. It does not include pictures of the buildings across the street, including the Saratoga Springs Public Library and Bailey's Saratoga, 37 Phila Street, which are immediately adjacent The project site is located in the local historic district. It is immediately adjacent to the Broadway Historic District listed on the National Register of Historic Places which has a period of significance from 1865 —1920, and is with the viewshed of Congress Park, a National Historic Landmark. The existing circa 1905 one-story building has been vacant for many years and housed a dry cleaning business for decades and later served as a storage facility for waste hauling vehicles. The Foundation does not object to the demolition of this structure and supports a new use for the site. The Foundation appreciates the time and investment that the applicant is making in the development of this site. However, the Foundation has significant concerns about the project as it is currently proposed. Per the applicable sections of the Design Considerations of the City of Saratoga Springs Zoning Ordinance, 7.4.9 for review for this project: For actions subject to review, the Commission shall evaluate whether the proposed alteration or construction is compatible with the subject structure, site and neighboring properties in the Historic District with regard to: 112 Spring Street, Suite 2(13 Saratoga Springs, NY 12866 518-587-5030 �c\rw.dr.i t oda p rtion o _ A. Height The Commission shall consider whether the height of the proposed structure is compatible with the historic form and context of the site and neighboring properties and with any specific zoning district intent. B. Scale The Commission shall consider whether the scale of the proposed structure is compatible with the relationship of the building and its architectural elements to neighboring structures, and character of historic setting. C. Mass and Open Space The Commission shall consider whether the relationship of the dimension and mass of a building to the open space between it and adjoining buildings is compatible with the character of the neighboring area and with any specific zoning district intent. D. Proportion The Commission shall consider whether the proposed structure and its architectural elements, including front facades, windows, doors and bays, are consistent with the dominant proportion of neighboring structures and site. E. Directional Expression The Commission shall consider whether the directional expression of a building and its architectural elements are compatible with the dominant horizontal or vertical expression of the neighboring buildings. F. Architectural Rhythm The Commission shall consider whether the architectural, rhythmic pattern resulting from repeated elements such as window and door openings, columns, arches, and other facade elements is consistent within the subject structure and consistent with neighboring structures. G. Front Setback The front yard setback for the building line of all new construction shall be compatible with neighboring buildings and any specific zoning district intent. I. Treatment of Major Building Elements 3. Roofs. Roof designs for new structures shall be compatible with neighboring buildings. Exterior mechanical equipment shall be minimized and screened from view. J. Materials Materials used in new construction shall be compatible with those traditionally used in the neighboring area. Contemporary materials are acceptable provided that the overall texture, color and details of the building are compatible with neighboring buildings. K. Colors Colors used in new construction shall be compatible with neighboring buildings. Per the Historic District Design Guidelines for New Construction — New Buildings: • Architectural styles for new construction should reflect and represent the period in which it was built. The style of new construction should be compatible with surrounding buildings, but should not give the false impression of being historic. Construction methods and materials can differentiate new construction from historic structures. • The placement and orientation of new buildings should be consistent with neighboring buildings. Maintaining a consistent streetscape and facade setback is recommended. • Building mass should be appropriate to the size of the lot. A large lot can generally accommodate a larger structure, while a small structure is more appropriate for a smaller lot. • Building height and scale should be consistent with the existing streetscape and neighboring building patterns. Historic streetscapes often have a variation in building scale and massing that contribute to the visual interest and unique historic character of the street. Variation is promoted, but extreme difference should be avoided (Bolded for emphasis). • New construction materials should be compatible with and complement the surrounding historic buildings. Contemporary materials may be used provided they do not negatively impact historic character of the neighboring buildings. The use of vinyl is discouraged. The Foundation objects to the height, scale, and mass of the proposed structure. It is not compatible with the neighboring structures and the character of the historic setting. The application provides the context of the buildings behind the project site on Broadway. However, that is not the context in which the height of this structure should be reviewed as the buildings located on Broadway have a 30' grade change from Putnam Street. The height of this structure should be reviewed within the context of the existing buildings located on Putnam Street and in historic documentation. Please refer to previously sent historic photographs and enclosed Sanborn Maps. To fully understand the visual impacts of the height of the structure, an assessment of various viewsheds should be provided — including Congress Park, Henry and Circular Streets. The Foundation strongly recommends that the height of the structure be reduced. In addition, the Foundation finds that the architectural details and materials of the proposed project are inconsistent with the surrounding buildings. Thank you in advance for your thoughtful consideration. Sincerely, Matthew E. Veitch President amantha� Executive Director Cc: Putnam Resources, LLC, Applicant Sano -Rubin, Agent Bradley Birge, Administrator of the Office of Planning and Economic Development