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HomeMy WebLinkAbout20240011 182 Excelsior Preliminary Subdivision SSPF LetterBoard 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 Sydney Hedge Preservation & Programs Coordinator Patricia Herrick Bookkeeper February 7, 2024 Mr. Mark Pingel, 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 subdivision and site plan applications for 182 Excelsior Avenue. The Foundation continues to have the same concerns that were expressed in our letter dated December 7, 2023. The terms of the tentative agreement between the Foundation and the developer regarding the relocation of the two historically significant structures should be clearly stated as conditions of the subdivision and site plan approval: • 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 significant character-defining decoratively patterned slate roof of the main structure. Larmon House Movers stated that the house could be moved with the existing 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. Should the original slate roof be replaced, like the Design Review Board, the Foundation strongly recommends that the slate roof be replicated in both shape and pattern. See attached Design Review Board advisory opinion to the Zoning Board of Appeals dated August 28, 2023. 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 Foundation respectfully requests that administrative approval by planning staff be required for the final design and material specifications for the main structure and carriage house. The Foundation has significant concerns about the risks of the historic structures being moved and open to the elements for extended periods of time, causing further deterioration. 112 Spring Street, Suite 203 Saratoga Springs, NY 12866 (518) 587-5030 www.saratogapreservation.org It is critical that the historic structures be protected from the elements during the construction of the project. The existing slate roof of the main structure should remain in place until it can be repaired or be replaced in kind. Temporary sheathing should not be allowed for any extended period. The Foundation respectfully requests that a protection plan for the two historic structures be required as part of the conditions of approval to ensure the long-term protection of the buildings should the proposed project be delayed or abandoned. Lastly, the Foundation has significant concerns regarding the sequencing of the project. 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 Certificate of Occupancy of the third new structure. 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 offering plan to prospective buyers in the condominium/HOA agreement. The offering plan should outline the elements that are to be preserved as part of the site plan approval, such as retaining the original wood windows, front door, clapboards, and trim. 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 Walt Lippman, MJ Engineering, Agent Susan Barden, Principal Planner, City of Saratoga Springs Amanda Tucker, Senior Planner, City of Saratoga Springs Page 1 of 2 Tamie Ehinger, Chair Rob DuBoff, Vice Chair Chris Bennett Leslie DiCarlo Jeff Gritsavage Tad Roemer Ellen Sheehan Karen Cavotta, Alternate CITY OF SARATOGA SPRINGS D ESIGN R EVIEW B OARD  City Hall - 474 Broadway Saratoga Springs, New York 12866 Tel: 518-587-3550 x.2515 fax: 518-580-9480 www.saratoga-springs.org ADVISORY OPINION In consideration of the Request for an Advisory Opinion by the Zoning Board of Appeals ZBA App #20230358 Relocation of Historic Structures and Redevelopment 182 Excelsior Avenue Saratoga Springs, New York 12866 involving the significance of the existing historic house and carriage house and the scope of the structures to be preserved within the Urban Residential-4 District, tax parcel #166.-1-14, within the City of Saratoga Springs. Following discussion on this matter on August 2, 2023, the Design Review Board offers the following with respect to the Zoning Board of Appeal’s request for input with particular attention the historic significance of the structures and the character defining features recommended for restoration: Considerations: Regarding the historic significance of the structures: The Design Review Board has found that both the main structure and carriage house structures to have architectural and historic significance based on the history of the house, the location, and the criteria under which the structures would qualify as a Historic Landmark as outlined in the City’s Unified Development Ordinance. The Board discussed the matter of landmark nomination at their meeting on April 5, 2023 and offered an Advisory Opinion to the City Council, a copy of which is attached. Character defining features recommended for restoration: The Design Review Board feels strongly that in order for the structures to maintain their historic significance, the following features should be maintained and/or restored: Main House:  The slate roof and its unique patterning is an important character defining feature of the house. Should the roof need replacing, it should be replicated in both shape and pattern with slate tiles.  The wood siding should be maintained. If it needs to be replaced, it should be replaced in-kind with wood siding.  The front three facade (North, East and West) windows are character defining original wood windows. The windows should remain.  The windows on the rear of the house may be replaced without jeopardizing the significance of the structure.  The wood trim should be maintained.  The removal of the porch and porte cochere is not inappropriate, however, it is important that the porch be replaced in-kind and as presented as it exists now.  The removal of the rear non-historic additions will not impact the significance of the structure, and there is no opposition. Page 2 of 2  The chimneys ideally would be salvaged and rebuilt following the moving of the structure if at all possible. Carriage House:  Although the slate roof is a character defining feature for this structure, replacing with asphalt would not compromise the integrity of the historic character significantly enough to oppose.  The wood siding should be repaired or replaced in-kind with wood siding.  The wood detailing should be maintained.  The cupola is a character defining feature and should be maintained.  The existing windows are not original and there are no objections to replacement. Note, the original window openings should remain.  The wood window trims and detailing should remain. Additionally, the Design Review Board finds the following items as identified by the applicant to be maintained and/or restored as appropriate:  The 3rd floor arched gothic style windows on the rear of the main structure to remain.  The front door of the house to remain. Record of vote: motion to approve made by T. Ehinger, seconded by R. DuBoff: passed 6-1 In favor: T. Ehinger, R. DuBoff, C. Bennett, J. Gritsavage, T. Roemer E. Sheehan Opposed: K. Cavotta Absent: L. DiCarlo August 28, 2023 Chair Received by Accounts cc: Building Department File Accounts Dept. Applicant/Agent Tamie Ehinger, Chair Rob DuBoff, Vice Chair Chris Bennett Leslie DiCarlo Jeff Gritsavage Tad Roemer Ellen Sheehan Karen Cavotta, Alternate CITY OF SARATOGA SPRINGS D ESIGN R EVIEW B OARD  City Hall - 474 Broadway Saratoga Springs, New York 12866 Tel: 518-587-3550 x.2517 www.saratoga-springs.org March 10, 2023 Ron Kim, Mayor Minita Sanghvi, Commissioner of Finance Dillon Moran, Commissioner of Accounts Jason Golub, Commissioner of DPW James Montagnino, Commissioner of DPS City Hall - 474 Broadway Saratoga Springs, New York 12866 RE: Landmark Nomination – Henry Lawrence House, 182 Excelsior Ave Dear Mayor and Commissioners: The Design Review Board (DRB) heard a presentation by the Saratoga Springs Preservation Foundation and heard from members of the public on April 5, 2023 regarding the designation of the Henry Lawrence House located at 182 Excelsior Avenue (tax parcel #166.-1-14) as a City Landmark. Following discussion on the matter, the DRC issued the following opinion in strong support of the landmark designation:  The designation is not contrary to the intent and objectives of Article 13, Historic and Architectural Review of the Unified Development Ordinance.  The DRB finds that the unique history of the property would meet at least three of the five criteria for Landmark designation as outlined in Article 13.9.K.2. This would include: a. Possesses special character or archeological, historic, or aesthetic interest of value as part of the cultural, political, economic, or social history of the locality, region, state, or nation. b. Is identified with historically significant individuals. c. Embodies the distinguishing characteristics of an architectural style. Therefore, the Design Review Board finds that the property and structures located at 182 Excelsior Avenue meet the criteria as defined in the UDO to be designated as a Landmark and issues a Favorable advisory opinion to the City Council demonstrated by the following vote - passed 5-0 (T. Ehinger, R. DuBoff, C. Bennett, J. Gritsavage, K. Cavotta; Absent: L. DiCarlo, T. Roemer E. Sheehan) Thank you for your consideration. Respectfully, Tamie Ehinger, Design Review Commission Chair Board 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