HomeMy WebLinkAbout20230773 182 Excelsior Site Plan SSPFBoard of Directors
Michele M. Funiciello
President
Sheila Sperling
Vice President
Linda L. Harvey
Secretary
Stephen Kyne
Treasurer
Christopher Armer
Tiffany Blair
Steven Dodds
Giovanna D’Orazio
Julia Dunn
James Gold
John Haller
Leigh Hornbeck
Vincent LaTerra
Patty Morrison
Samantha Nass
Michelle Paquette-Deuel
Dorothy Rogers-Bullis
Jason Thomas
Roger Woody
Maddy Zanetti
James Kettlewell
emeritus
Staff
Samantha Bosshart
Executive Director
Nicole Babie
Membership & Programs
Director
Marcy Dreimiller
Administrative Assistant
Patricia Herrick
Bookkeeper
December 7, 2023
Mr. Mark Torpey, Chair
Planning Board
City Hall
474 Broadway
Saratoga Springs, NY 12866
RE: 182 Excelsior Avenue – Demolition, Relocation, and New Construction
Dear Mark,
The Saratoga Springs Preservation Foundation reviewed the site plan application for 182
Excelsior Avenue.
The Planning Board was made aware of the important local historic significance of 182
Excelsior Avenue through presentations and comments that were provided during the
sketch plan application process earlier this year. See attached presentation detailing the
history of the property and its significance.
The Foundation met on several occasions with the developer, Brian Green of Green Springs
Capital Group, LLC; owner, Tony Lotruglio; and City of Saratoga Springs Planning
Department staff, Susan Barden and Amanda Tucker.
As of June 20, 2023, there was tentative agreement between the Foundation and the
developer regarding the relocation of the house and carriage house with the understanding
of the following conditions:
• The wood siding and trim of the north (primary façade), east, and west elevations
of the main structure will be repaired and replaced in-kind as needed.
• The original wood windows will be restored on the north, east, and west elevations
as well as the gable window of the south elevation.
• The original front door of the main structure will be preserved.
• The rear additions, inappropriate decks, and chimneys will be removed.
• The porch will be reconstructed in the existing style or in a style that is in keeping
with the Gothic Revival style.
• The carriage house and the south elevation of the main structure will be clad in
wood or fiber cement siding and windows can be replaced.
• The wood cupola of the carriage house will be restored.
• The slate roof of the carriage house will be replaced with asphalt shingles.
However, there was no agreement between the Foundation and the developer regarding the
wholesale replacement of the character-defining decoratively patterned slate roof of the
main structure. Larmon House Movers indicated that the house could be moved with the
slate roof intact. The Foundation strongly advocates for the slate roof to be preserved and
that it be a requirement of the site plan agreement.
Many of the details of the proposed treatments of the buildings have yet to be outlined in
detailed architectural drawings, such as the design of the front porch and foundation. The
details of this project are critical to the preservation of this important structure. The
112 Spring Street, Suite 203
Saratoga Springs, NY 12866
(518) 587-5030
www.saratogapreservation.org
Foundation requests that detailed architectural drawings and material specifications be
provided for the main structure and carriage house as part of the site plan approval.
Lastly, the Foundation objects to the rehabilitation of the historic main structure and
carriage house being contingent on the Certificate of Occupancy of the fourth new
structure. The Foundation strongly advocates that site plan approval require that the
rehabilitation of the main house and carriage house be contingent on the third new
structure. As seen in the past in the city, projects do not always move forward as planned
and, sometimes, projects are abandoned. There is significant concern that the two
structures will be moved but remain open to the elements for an extended period of time,
further deteriorating, and - worst-case scenario - never be rehabilitated should there be an
unforeseen issue with financing.
If the rehabilitation of the two historic structures remains contingent on the Certificate of
Occupancy of the fourth new building, the Foundation strongly advocates that the City of
Saratoga Springs require the developer to provide a significant bond to cover the cost of
the rehabilitation of the main structure and carriage house.
The final site plan application does not include any reference to the treatments of the
historic main structure and carriage house nor does it include any reference to the offering
plan to prospective buyers in the condominium/HOA agreement.
The Foundation respectfully requests that the treatment of the two structures be included
as part of the final site plan approval to ensure the long-term preservation of this nationally
and locally significant property for future generations. The Foundation hopes that the
Planning Board will make every effort to preserve our community’s history.
Thank you in advance for your thoughtful consideration.
Sincerely,
Michele Funiciello Samantha Bosshart
President Executive Director
Cc: Brian Green, Green Springs Capital Group, LLC, Applicant
Tony Lotruglio, Louisiana Management Co. LLC, Owner
Walt Lippman, MJ Engineering, Agent
Susan Barden, Principal Planner, City of Saratoga Springs
Amanda Tucker, Senior Planner, City of Saratoga Springs