Loading...
HomeMy WebLinkAbout20220613 38 Beekman Demo OtherBoard of Directors Michele M. Funiciello President Sheila Sperling Vice President Linda L. Harvey Secretary Stephen Kyne Treasurer Tiffany Blair Steven Dodds Giovanna D’Orazio Julia Dunn Adam N. Favro John Haller Vincent LaTerra Patty Morrison Samantha Nass Dorothy Rogers-Bullis Jason Thomas Maddy Zanetti James Kettlewell emeritus Staff Samantha Bosshart Executive Director Nicole Babie Membership & Programs Director Patricia Herrick Bookkeeper July 19, 2023 Ms. Tamie Ehinger, Chair Design Review Board City Hall 474 Broadway Saratoga Springs, NY 12866 RE: 38 Beekman Street - Demolition Dear Ms. Ehinger, The Saratoga Springs Preservation Foundation reviewed the application to demolish 38 Beekman Street. Based on preliminary research, it appears that the two-story, front gable two-family house was built circa 1916. The house historically had a double front porch with turned wood posts and balustrades. The front porch was removed without approval in 2022. While the structure is not located in a Historic District, the Design Review Board on August 25, 2023 determined that the building has architectural and/or historical significance contributing to the historic fabric and resources of Saratoga Springs. For the proposed demolition of a structure with architectural or historical significance, the applicant must demonstrate “good cause” as to why such structure cannot be preserved. 1. The applicant shall document “good faith” efforts in seeking an alternative that will result in the preservation of the structure including consultation with the Commission and the Saratoga Springs Preservation Foundation. The relocation of structures may be permitted as an alternative to demolition; 2. The applicant shall document efforts to find a purchaser interested in acquiring and preserving the structure; 3. The applicant shall demonstrate that the structure cannot be adapted for any other permitted use, whether by the current owner or by a purchaser, which would result in a reasonable return; and 4. The applicant shall submit evidence that the property is not capable of earning a reasonable return regardless of whether that return represents the most profitable return possible. "Dollars and cents proof" shall be required to demonstrate such hardship. 5. Application for demolition of a structure with historic or architectural significance shall include acceptable post-demolition plans of the site. Such plans shall include an acceptable timetable and guarantees which may include performance bonds/letters of credit for demolition and completion of the project. The Commission may condition the issuance of a demolition approval on the applicant’s receipt of all other necessary approvals and permits for the post- demolition plan. The Foundation does not believe that the owner has met all five of the criteria necessary to approve demolition. The Foundation appreciates that the owner met with Samantha Bosshart on two occasions. As stated in the Foundation’s May 4, 2023 letter, she toured the building on September 2, 2022. Based on her assessment, the building was not originally constructed squarely on the lot, which is not unique in Saratoga Springs. She 112 Spring Street, Suite 203 Saratoga Springs, NY 12866 (518) 587-5030 www.saratogapreservation.org found that the foundation was in good condition except for a portion of the rear wall where there was a partial collapse. She believes that the foundation can be reasonably repaired. It does not require that the building be temporarily moved to the adjacent lot and require a new foundation to be constructed since there is basement access. At that time, I suggested that he contact Donald Friedman of Old Structures Engineering for a second opinion. To my knowledge, it does not appear that the owner sought a second opinion as to whether the existing foundation can be repaired. The owner states the property was on the market for four months prior to his purchase. It was listed for sale on September 2, 2021 and the owner closed on December 22, 2021. This is less than four months and does not indicate how long the owner was under contract. Regardless, he has not demonstrated any efforts to find another purchaser after he determined that he may not want to move forward with rehabilitation of the existing structure. As seen with other properties in similar condition or worse, a buyer that is willing to rehabilitate the building may exist. The owner has not demonstrated that the structure cannot be adapted for any other permitted use, whether by the current owner or by a purchaser, which would result in a reasonable return. The structure at 38 Beekman Street can be adapted to be a single-family or a multi-family residence that could be rented for short or long-term rental(s). The Foundation appreciates that the owner contacted the State Historic Preservation Office to see if the property would be eligible for state and federal rehabilitation tax credits. It is unfortunate that the property is not eligible for the tax credit that would have helped to offset the costs of rehabilitation. However, the Foundation does not believe that the evidence provided demonstrates that the property is not capable of earning a reasonable return. In regard to the building estimate provided, there is no indication of proposed finishes. Also, when Samantha met on site, the owner indicated wholesale replacement of the siding and trim, which is most unlikely necessary expense. The cost of the restoration of the porch, in part, is a self-created hardship as it was removed by the owner without approval by the Design Review Board. The Foundation appreciates the comparisons provided. However, it should be noted that in the provided comparisons and calculations spreadsheet for rentals, single-family residences, and multi-family residences lists the sales price of $250,000, which includes the purchased of the adjacent lot at 48 Ash Street where a second building could be constructed. In addition, aside from one sale, the sales comparisons are not current - the comparable sale prices are a year or older. No dates were provided for comparable rental incomes listed. The various comparisons also give no indication of the condition of the properties. For example, 140 Grand Avenue was sold on April 27, 2022, for $500,000, but needs an extensive amount of work. More current comparable rental incomes and sale prices of single-family and multi-family residences with information regarding condition is necessary. Regardless, the owner stated that short-term rentals are a viable option to preserve the building. While this is not an ideal solution for various reasons, it is one that allows the building to remain. Lastly, the Foundation supports the redevelopment of the adjacent lot, 48 Ash Street, but it does not find a parking lot for the redevelopment of that lot as an acceptable post demolition plan. In addition, the proposed design of the structure is not in-keeping with the historic context of the neighborhood. Until the owner can demonstrate that he has met all five criteria for demotion, the Foundation remains opposed to the demolition of the property. Thank you in advance for your thoughtful consideration. Sincerely, Michele Funiciello Samantha Bosshart President Executive Director Cc: Eric Pankonin, Owner Robert Flansburg, Engineer Amanda Tucker, Senior Planner, Office of Planning and Economic Development